BUT I have properties which are on VERY short supply so it is very much a landlords market Your results may vary This way I avoid dealing with late fees and possibly violating the law 

Tank less water heaters are more expensive to install and way more expensive to repair.A rental with tenant paying utilities should only have the most basic equipment supplied.

I think it would take the first 12-18 months to pay off all furniture and HH supplies, and afterwards it would net about $2K/month (after supplies and utilities).

I've supplied all you need in the prior post.Good Luck!

It still has limited supply. 

Luckily I'm on the other side of the equation- I already made my investments here, and all this craziness and nymbism is limiting growth and tenant turnover, but adding value to my properties by restricting supply.

I think that the supply of MF is so low in this area, that they think they can sell at a premium.

Most of my jobs have been transportation/logistics/supply chain related and I've come to a cross roads of either do it or don't start investing.  

Today you have to have a down payment, so there is a barrier to entry which weeds out many of the reckless investors that were seeking easy money.The crash was caused by supply greatly exceeding demand.

@Tom HurfordThe house is 2400 square feet, brick. 4 beds, 3.5 Bathrooms, University Heights, OH (near Cleveland)ARV: $240K-$260K Initial Budget was $58KBid from contractor: $59KMaterials I am providing: $16K (incl 2k contingency) (in bold below)Rough Scope: Landscaping (clean out window wells, remulch beds, trim bushes and trees)- L: $1845Masonry ( Tuckpoint Chimney, Tuckpoint exterior masonry around porch, powerwash brick) L&M: $1200Windows (Replace 16 Windows): L&M:$3600Roof (Inspect Slate Roof): $150Gutters (Replace all gutters): L&M: $1200Deck (Powerwash and stain): L&M: $500Front Porch (Scrape and Paint Iron Railings): L&M: $100Exterior Lights (5): L:$100, M:$200Kitchen (Complete upgrade, counters, cabinets, tile floor) L&M: $11,000, Appliances: $3,000First Floor 1/2 Bath (Complete upgrade,): L:$2000, M (supplied by me):$550First Floor Master Bath (Complete Upgrade): L:$4500, M (supplied by me):$2400Second Floor Main Bath (Complete Upgrade): L:$4500, M (supplied by me):$1800Third Floor Main Bath (Complete Upgrade): L:$2000, M (supplied by me):$1600New Entry Doors and Lockset (3): L:$300, M (supplied by me):$1025Finish Basement walls and ceiling (Frame, drywall, and Trim, 400 sq ft) L&M:$10,000Finish Basement Flooring (LVP): L:$1500, M (supplied by me):$1000Refinish Hardwood (1300 sq ft): L&M: $5000Electrical (Replace outlets, switches, faceplates, interior lighting): L:$1100, M (supplied by me):$1026Paint Prep : L&M: $600Paint Interior (floor (basement), ceilings, walls, and trim): L&M:$5000Exterior Painting (Garage door, house/window trim): L&M:$2500