Grading and gutters are often easy and in expensive.

One idea is let's say I have $200K in expenses, I just divide it based on the % of properties.

I would say that markets in the midwest and south that aren't declining or crime-riddled are your best best for BRRRR as it's very hard to get properties to cash flow well in expensive coastal markets.2.

this means, 2 mcdonald workers living together in yucca valley could easily pay $1200/mo for a quality rental.my homes have all increased 10-20% a year for 3 yrs straight - as the few quality inexpensive rentable homes that come up are fought over by investors, new home buyers, airbnb.a sewer assessment going into effect will add 100-150 to the monthly tax burden (along with a few other assessments in the works - school,fire) Bob Armstrong (a realtor in the area) creates a nice email newsletter each month with data/commentary.

I would be saving $1k in expenses by getting out of my rental that I'm living in now.

Is there a rough estimate on time frame for a bathroom gut project?

You can very inexpensively have watermarks added to your pictures that will help deter this activity. 

I don’t have a problem with signing because we have agreed to all the terms and we always agree to a timeframe that is better than reasonable.

Imagine the amount one has to pay a real estate agent in expensive places like, San Francisco Bay Area considering most of the time sellers and buyers agent is the same person #SCAMFor example, If a home is listed for $1.5M in SFO - agent may take home $60k for doing very little since home sells for itself there because of the bidding war and low supply.

This along with your investment time frame are key factors to consider.