Sounds like you just "lucked out" with some rotten kids nearby.I've had some success with "security cameras in use" signs, you can buy them at the Home Depot for $3. 

Catherine's Gardens.  

I have been drinking through a garden hose for months learning as much as possible on all things RE investor related.

The rest of the basement, I left the asbestos tiles in place and put in Allure flooring (Home Depot) over top. 

If I go to Home Depot and spend $500 on a new bathtub, a door, paper-towels, a new screwdriver set, windex, and valve stems for a faucet; would I break these down into supplies, cleaning and maintenance, and repair with separate entries?

Is the back splash in the kitchen the one they sell at Home Depot that is a single sheet, similar to wallpaper?

Start off by trying to put a cost on your projects. go to Home Depot / Lowes with a list in hand and try to cost out all of the cosmetic repair material you will need.

Can anyone recommend a good source for ,cabinets other than the big box stores (Home Depot / Lowes), in the Washington DC metro area?

a few days late since i am super busy with the current rehabs, but closed on #19 on thursday night. worked on it for awhile with the listing agent and the brokerage. they apparently have a great relationship with the feds and kept trying a few times to get the best price. about a month+ ago, it was listed at 72k, i believe. then a few days later it dropped to 64.9k. i offered 52, but they didn't take. they said they had another offer. then i offered 55 and stuck to it 3 times in a row. they said best they'd do at this time was 55.5, so i took it.it's in Garden City, but on the border with Westland. it's on a cross road (one that goes between 2 major roads, so that will push some people away. numbers look like this:purchase - 55.5krehab - who knows, after 18, i still can't estimate properly, but i am hoping $20k at mosttaxes - $2,500rent - average rent is $1,000the problem is that i am out of money right now and can't touch it until i am done with the latest 2 rehabs. i might do a little here and there like demo and cleaning up the yard of trees and such, but no major installs until we are done with the latest 2.my goal was 20 a year ago. i am close, so i just need a new goal.

If you want to self manage and not use a PM it is definitely doable just make sure that you take the time to learn the laws and regulations to keep yourself out of trouble.I think the main question is how does one value their time, is it worth the few dollars per hour one would make doing stuff like going to home depot and meeting with tenants and learning what is legal and what is not.