The restoration company estimates to fix it about $2500.

Is there any way to massage this such that repairs and cosmetic changes can be made in between the time the renter signs the lease and when they take occupancy therefore allowing me to deduct these expenses?

Our investor group is involved in buying and restoring foreclosure homes; most of the properties have sat empty for a year or more.

With a little research decided better get that one out.Next range was a restoration $150 (getting smarter) from a reputable dealer.

You have just enough (by my standards of risk tolerance) to utilize a hard money lender to assist with a deal provided you have some additional consumer credit lines to fund material purchases to do a pretty decent rehab on an ARV 100K house or less, purchased at 70% ARV minus repairs, needing up to about 30K in rehab.For example, you find a house that is worth 100K retail.You see it needs about 20K in rehab including all holding costs not including debt service (utilities).You pay 70K (70% ARV) minus 20K = 50KYou get a HML and put in 10% DP = 5KYou use your remaining 10K to fund rehab and use consumer credit to fill out the rest (or a different combo of cash and debt, or you can get draws on the HML, but that is more expensive - of course you might need to do it that way because the HML may not want to work with a loan of only 40K).Now you have 70K wrapped up in the project plus there will be around probably 5K in HML fees for origination and 6 months of holding.

. :-/ It was by far the most discusting experience I have ever had. yep...this and other examples thought me one thing: "rent is payable on the premises in person by check or cash" This gives me opportunity to get inside and check on my place. prevention of such problems is the key. just because the rent flows to your bank account via some cozy ACH does not mean ...that the same amount will not flow OUT of your bank account when u have to restore ur place to livable conditions

To me, it sounds like you know a lot more about inner city restoration than you say.You identified many of the major stumbling blocks: "the rules", negative role models, substance abuse, not cooperating with the police, mass displacement all at once, etc.

1 or 2 Earth® massage showerhead(s) to save 40% more energy and water* ?

A large number house being restored.

Were just looking for a deal right now with minimum restoration.