If that's the case, you can't do any renovations until you have it professionally deleaded or it would be flagged for Unauthorized Deleading and you can get fined and the property would never be able to get a Lead Certificate, only a letter of Environmental Protection that states you did illegal work, got caught, then had to pay a professional to clean up the mess.

Based on what you wrote above, if you're thinking of selling in 3-5 years and are price conscious, there's no harm in selling now because there's no crystal ball.

., demolition of old drywall/etc, remediation, materials for new drywall/paint, labor, post construction environmental test, etc).It's a fair question about the amount of time that elapsed. 

If that's the case, you can't do any renovations until you have it professionally deleaded or it would be flagged for Unauthorized Deleading and you can get fined and the property would never be able to get a Lead Certificate, only a letter of Environmental Protection that states you did illegal work, got caught, then had to pay a professional to clean up the mess.

Being conscious of everyone having a different budget, but at any point of your career do you wish you would have rather taken loans/mortgages to grow your portfolio or has the cash route been just enough to have a fruitful investment portfolio?

It worked out to be one of our best from an ROI perspective, but we did a property in a more budget conscious neighborhood, about 2 miles from ours, and missed the mark. 

Love the idea of the conscious spending plan and point 6, believing that wanting to get rich is bad.

In regards to reserve funds, just a reminder to be conscious of / have a plan for the unexpected expensesIf you just have the 3.5% downpayment, but not an extra $7k to pay your own closing costs (and make the deal 100% "your own"), what happens when there any any repairs needed?

I'm upfront with lenders that I'm conscious of my credit and want them to run the numbers with an estimated credit score I provide them.

This is what use in mine - Overview - Company information - What we do (glossy material) - Financial records (updated quarterly) - Balance sheets for each guarantor - Personal tax returns of guarantors (as needed) - Market Summary - Macro picture - Micro (neighbourhoods) - Trends - Building Summary - Deal summary (written sheet) - Purchase agreement - Number summary (analyzer printout) - Justification - Due Diligence Step D - Analyzer (detailed) - Rental analysis - Expenses analysis - Renovation buildup (quotes) - Reports (condition, environmental, appraisal)