I want to be a pro and not be painting fancy units once my tenant has moved in.

Not fancy, but decent and livable.What you need is a job.

If you do decide to go after condos, be sure to run the rental comps yourself - at $700 you may be competing with newer units that have the fancy-pants clubhouse,garages, multiple pools, etc, and those owners might even have lower fees.

I certainly give him credit where it's due, he is successful, he doesn't pretend with playing like he's an engineer or wizard that adds value.If you own a restaurant you hire a cook, if it's a fancy joint you hire a chief, if you're in RE you hire a GC, they don't run your business nor are they entitled to a slice of it, they are hired help.

Dress it us for presentation on the internet with great pictures, maps and a class-A written description.  

I can make spreadsheets that do math, but nothin fancy.

You can find framed mirrors at Walmart and Target as well as other discount home stores cheap.A lot of times I take the old flat mirror and get some fancy trim from Lowes and make a nice frame for it.

It doesn't need to be fancy.

MF unit builders typically build the cheapest materials they could find, something i was bidding on a 56 unit townhouse. they don't put anything fancy. that's why clients want to tear it down and put their new stuff in. half of them, they sell it only with drywall up.

Don't rely too much of pro formas and fancy models.