Coaches are best when you want to go from somewhere to somewhere better, but not the best spend when you are starting from scratch.

Luckily, we were able to fix the problem by adding an additional clean-out closer to the street, at the front of the property, and clearing out the roots in the pipes.

Before I jump into the cash required to operate which isn't given enough attention by most investors there are additional fee related questions a borrower should ask any prospective lender: Are the 3 points inclusive of loan doc prep?

Leeling You should charge her for one additional month of rent. 

Here's an article with additional FAQs on cost segregation studies that you may find helpful.

I'd start by looking at where the money is going and how to increase your income and lower your spending. 

Aside from that the biggest value add areas I see are as follows: Kitchens, Bathrooms, decks/patios (if added), additional rooms/bathsKitchens and bathrooms tend to be the go-to, but all of those can help you get the most bang for your buck. just keep in mind that if the area is already of high quality, then it may not be the best area to spend the money vs something that is blaringly in need of an update.

Additionally, we have Samsung Plus, which is a free streaming service that for the most part is comparable to "basic cable", but without the local channels.

Stop hanging out with your deadbeat buddies who spend all day drinking, talking sports, and otherwise wasting away.

If we decide to refi in 3-5 years, though, we may time a couple of the leases to end at the same time and spend ~$6k to tear 2 rooms down and rebuild them.