Once you have experience and learn to budget for occasional big ticket cap ex items that every house has whether it’s 100k or 1M, it becomes really hard to make any profit.

@Jesse Jones-SmithCongrats on the job and housing perks—those open some interesting paths!

A college student getting an engineering degree should consider different approaches, even if he decides to deploy some/all of the inheritance in real estate, than a high school dropout working a minimum wage job. 

You need a new property manager tomorrow.  1) They did a horrible job of screening tenants.

He built a solid local team... reliable contractors, a sharp property manager, even a neighbor who'd send occasional photo updates.

This renovation took 2.5 weeks for two guysScope of WorkDemo and gut entire kitchen, gut one bedroom, and partial gut of bathroomBuild new closet and frame out a wall to create a bedroomInstall new laminate flooring in two bedroomsInstall new subpanel and new electrical for entire apartmentNew (and some reused) cabinetsNew quartz countertopNew (but bought used) 24" rangeNew microwave and fridge (new fridge not shown in photos)New toilet, medicine cabinet and vanity light in bathroom New built-in kitchen table and chairsCost of Work (approximately)Labor $6,500Cabinets $2,000 - I bought some nice, used Ikea cabinets from Craigslist for a previous job and I had some left over.

That's not a $3,000 job.

The bigger the job to faster they will get to you.

Lets hope we change a few e-mail accounts in the process...And as for Matt, now I know why I didn't get that job ;)

This is causing a huge influx of people moving here for jobs.