I rented the top floor for 2200 per month for a 2 bed/1bath and the going rate for 2 beds was around 1800.

Est ARV is 100-120K (good school district and solid B neighborhood).I haven't walked it yet (I will next week), but according to seller, it just needs paint, flooring throughout, new kitchen countertops (possibly cabinets too).

The duplex needs about $25K in work (update flooring, update the kitchen, update the bathrooms, paint the walls). 

We built the bosses sister a 3500 square foot home. 4 bedroom, 2 1/2 baths, cavernous kitchen/dining/living room with 25' cathedral ceiling, massive laundry room, massive entry, office, gym, multiple pantries and closets, 2 car garage with 2nd floor game room.  

.; remodeling an existing space; replacing or adding AC, flooring, insulation, roofing, etc. 

Now, they are telling me that the repairs will be calculated based off of the depreciated value of the floors.

Its 2 bed / 1.5 bath on the 2 main floors.

I’m remodeling a house for rental and I’m debating if replace all carpet for hardwood floor, even on rooms and closets.

No one wants that.In today's environment, try to set the interest floor at 7%... more of you can make it work.

for a 1 story or 2 story building not for a high rise or midrise. you can easily avoid by what floor you buy or build on in miami. suburban deals or on south beach sure but not in a city high rise development you won't be worrying