I started with a property that needed mainly cosmetic fixes -- new granite, knobs, paint, floors, etc.

We did not need help in deciding what our investment niche would be; we needed help in creating and implementing a tax strategy plan for a married couple composed of a high-income earner and a real estate agent and business owner.

I decided not to do it myself because I was tired from painting and cleaning...my house was filthy.

You might want to put an elastomeric water barrier paint on it but just wait to see what happens. 

Womp wompIf $4000 is 3 years cash flow this is probably not a good deal.I have a minimum cash flow requirement of about $4000/year due to the cost of things like roof, HVAC, vacancy, painting etc.Have you penciled the deal out to make sure it makes sense?

We did not need help in deciding what our investment niche would be; we needed help in creating and implementing a tax strategy plan for a married couple composed of a high-income earner and a real estate agent and business owner.A few weeks after paying the $25k, we set up our first meeting with our assigned CPA and started the so-called “advanced tax courses” provided, which are generic modules that only vaguely introduce financial concepts, topics, and terminology.

The black appliances look cleaner after use and getting black appliance paint to touch it up blends better than trying to touch up white appliances.Another option is to try to rent it without appliances and give the tenants a one time credit for bringing their appliances and then they are responsible for it for the duration of their lease.  

And the upcoming remodel.... still has original 1984 paint, flooring and furniture. 

It’s a nice duplex that needs some renovations, but nothing more than new floors, paint, kitchens, and bathrooms.

Clean up, paint, make it look nice, organize etc.put a salaried manager.Empty shelves.