It didn't need too much work, just paint, flooring, AC, some new fixtures.

Over the past 2 years, I've had 7 break-ins, each incident costing me an average of $10,000-15,000 in repairs (mainly stolen water heaters/hvac, copper pipes, fixtures, etc.). 

Complete remodel from roof to basement and everything in between - new kitchen and bathrooms, flooring, light fixtures, paint.

B class city per Niche.Asking price: 89kDP: 20% 17.8kRehab budget: Inside is good condition, but dated. 3-5k for new appliances, fixtures, countertops, etc.PITI: $485Average rent in area: 1-1.2kWith 50% rule that's around $250 a month cash flow.Is it worth it to try for 5-10% conventional loan since it's not distressed?

They'll be paying for all the upgrades over a matter of time, you'll be getting more rent and your unit will be nicer and less likely to have issues (new pipes, new toilet, new fixtures).And they'll be happy because  their increased rent will result in a nicer apartment that has some upgrades they wanted. 

You and I both know that Cheesecake Factory and other established businesses aren't doing participation leases.As for assets, landlords in commercial leases often provide that fixtures become landlord property at the conclusion of the lease.

Not my cup of tea.

Put 92,500 down and spent $40,000 on rehab of main house - foundation rot, all new electrical, new cabinets, flooring, appliances, paint and fixtures.

Use cup hooks to hang from hanger.

If you're interested in the process, grab a cup of coffee and comb the forums.