That said money is cheap right now, with a little searching you can find HML’s that will do 80-90% of purchase and 100% of rehab if there’s enough room in the deal, Patch of Land comes to mind

The owner may be going through a rough patch and might be looking to sell.

@Aleksey F. if you have a company refinish the floors, have them patch it with hard wood but don't require them to weave the boards in and out to match the original design.

We had so much activity that we were able to get list price and actually ended up allowing pets which brought in a bit more income.After the tenants were all settled in I was still debating an overhaul of the exterior but couldnt decide on a complete vinyl siding job or fix/patch/paint so I waited a couple months to see if I could get some cash reserves back up to handle a full overhaul.

I should have asked months ago, but hope to here your thoughts on the Patch & Carondelet areas of South City for multifamilies?  

New furnace, some A/C work, new washer, new dryer, new stove, new fridge, cracked main stack that we needed to replace a section of, one busted window to replace in the bathroom. 4 new blinds, 2 new ceiling fans, latch on the shed, some roof patching, new gate installed for the backyard, touch-up painting with colormatched paint throughout. 

She insists on receiving an offer...So here we are.I have reached out to quite a few HML's online...Patch of Land, DoHardMoney, FundThatFlip; to name a few.I'm NOT asking for reviews on these companies. 

Thanks for your support James, I appreciate it.Actually found a meet-up at Temple,Tx where they meet at cotton patch, I plan to be there the next Meetup Dec 13, I look forward to meeting y'all. 

I'm looking for someone who gets into the granular details including not limited to identifying where caulking needs to be done, patching, etc.

I can help you buy appliances at best buy but you would have to pay for it seperately) - $15k8) storage doors - $15009) opening up kitchen area, patch and paint area - $2500Total comes out to $79,500 plus tax.