I'm not in RE by trade and I'm on the road a lot for my day job which means I'm going about getting started in REI the old fashioned way, slow and steady savings. 

Getting an electrician to show up is the important thing and lowest bids don't always show up in a timely fashion. 

I've seen many previous rentals that have chips, stains, and etched surfaces in the granite after a tenant moves out.

Call me old fashion, but I like the idea of having a few months PITI (Principle, interest, tax, insurance). 

UPSTAIRS:  fashion styling retailer M2M, psychiatric office 1 year, OPEN SPACES: 1000 square foot, 5 rooms with receptions area (old dental office), small little single door office (200sq ft), Open space 500sq ft room, electrically fitted for culinary cook kitchen, but could be used for anything. 

I'm not saying ARV is determined by these costs but it is influenced by their existence as the sales price needs to account for covering these costs in some fashion

@John Sherwood you don't give many details about the area of the country this is in, but if this is in a good area (B class), and if your numbers include property management then this doesn't sound too bad on the surface.

@Tim Herman@Tim Herman hey Tim Thanks, your exactly what The newbies need, Some good old fashion knowledge.

In the future, would think twice about anything but minor surface mold. 

Should this continue for a while I think compounded issues will surface tenants not paying rent, courthouses closed or a hold on evictions, so you.coukd go a couple of months with no income.