If a prop is 250k and you can refi at 70% LTV you want to get it at 175k minus rehab costs.

I'm not satisfied with not filing the rental in an LLC simply because it's more simple and might cost me an additional filing fee .

A good landlord understands that vacancies & Rent-Ready costs will destroy your cashflow and profits.

You will incur more lending costs but you will only be in the first loan for 6 months.

Some serious baked in costs for each. 

My duplex - built 1989, 2,060 sf, 2 bed/bath, 1 year old roof, value if I subdivide (county already approved) and sell each separately $150k each ($300k total)Investor duplex - built 1995, 2,300 sf, 2 bed/bath, 5 year old roof, value around $310kThe investors initial request was for an equal trade and they would pay realtor fees, which I replied wouldn't be equal due to buying/selling costs (recording fees, title insurance, closing fee, survey, inspections, loan fees, 1031 fees, accountant fees, repairs), taxes would increase due to new sale price, I'd trade a 3.75% mortgage for a higher one, and I'm on the 10th year of a 30 year loan so resetting that to a new loan would restart amortization and pay more towards interest.

Several economic factors are contributing to this shift:Overbuilding: Some areas of Charlotte have seen significant overdevelopment, leading to an oversupply of rental units.Tighter Money: Rising interest rates and economic uncertainty have made tenants more cautious with their spending.Tenant Behavior: Many responsible renters are choosing to stay put rather than take on the cost and hassle of moving.What Does This Mean for Landlords?

You could certainly reach this demographic, but it could also cost you substantially more than the return.For the money, your best bet is probably a dedicated website for your property with the key words that you want to convey.

The reason not to upgrade, is that you won't get that much more income for the cost of the upgrades.  

Startup costs paid out of pocket should be recorded as capital contributions and may be deductible as startup expenses or amortized.