after about $550,000 in remodel costs we reopened the wash under a new name with new logos and branding. we introduced targeted online marketing ads, negotiated wholesale pricing deals with local car dealerships to offer a year of free carwashes with the purchase of a new vehicle. created a monthly newsletter and sourced emails from local businesses. all in all I would say we double or tripled the bottom line numbers of the business in six months and boosted google reviews thru the roof!

Land in michigan is less than in texas , north texas.I will give you examples on cost differences.Material prices are the exact same price if not a little less.texas framing price per sqft $2.00plumbing $9500hvac $9500concrete Labor only $2.00 per sqft  Concrete $180yd 5 sackdrywall $10500Electric $8000Ok here are the michigan prices , better sit down.framing $13.00 sqftplumbing $25,000hvac  $20,000concrete is about the same for materialdrywall $20000electric $25000Both quotes were for a 3/2/2 home with 6/12 roof hipPeople in michigan wonder why houses are so expensive , its because of the sub contractors.The plumber only has about $5000 worth of material to do a whole house but yet there still asking for $25000

Can you afford to put down more to make it flat, or are you willing to keep reserves aside to manage the lack of cash flow.

We don’t have basements, or foundation issues, the tile roofs last “forever” so there’s almost no reason.

One other thought, how old is the roof on your rental?

Hello BP,I have a potential 2 Flat in Berwyn that I have a "verbal agreement" to purchase for 205k.

Please educate all Realtors on how to do so, so we can avoid giving bad advice.Just look at Zillow home index , when it creates a new wave I purchased , flat curve is good …. 

It even has brand new windows, roof and HVACAsking price is $470k.

We opened it up, made a nice kitchen, changed the flow of a bathroom, new floors, paint, roof, and deck.

Since then, we've been fairly flat as rates stabilized around 7%.