It is also the cheapest beach property in the US for hundreds of miles.  

)  - When I say Cash Flow, I'm generally talking a few hundred dollars a month max.

I am sure there are hundreds if not thousands of people like me across the country saying the same thing.

Issue is that if I refi at 175k value I will be way into the negative cashflow, like a couple hundred dollars per month negative.

The minimum $33,500 is to complete the minimum rehab, updating electric, plumbing, kitchen cabinets, doors, trim, paint, appliances, curb appeal, etc.

Think: the renter pays all of your bills and gives you a few hundred dollars every month. 

I've read quite a bit about the Raleigh Durham area RE market blowing up because of all the corporations that continue plans to move/grow there; the eye catching announcement a while ago being Apple with their 10 year plan of adding a few hundred more employees each year.

If you got natural wooden cabinets, A new coat of Powder Blue will make them pop—just make sure you strip the old paint first.

Adding hundreds or thousands of dollars to your tax bill upon closing can completely destroy a good deal.

You are getting very similar advice from people with combined hundreds of years of experience....this just sounds wrong to anyone who's done it a few hundred times.if I were to hire my own subs what do you think my savings per sqft could be?