I'm going to have the outside vinyl sided which will be the only cash I have left in the deal.Actual Monthly Expenses:Mortgage Principal & Interest: $380Monthly Taxes: $68.92Monthly Insurance: $63.75Cap-Ex: $95Vacancy/Credit Loss: $47.50Property Management: $50Total Expense including estimate for vacancy and cap-ex: $715.17Rented @ $950 per monthExpected Cash Flow: $234.83Living Room:Master Bed/Bath:Under the cardboard box in the pictures were about a hundred cigarette burns in the carpet...Between the 5 people and 3 dogs living here when I bought it there wasn't a blade of grass in the back yard:Still haven't done the vinyl but it sod does wonders and it only took 1 pallet. 

Ceilings for cracks/leaks, foundation for obvious bowing or cracks, the systems (HVAC, H2O heater, electrical box) and go from there.

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Super Rough numbers: 9k kitchen2k bath5k exterior3k electrical8k bedrooms/hallsBiggest costs were: paint, all new flooring (except garage conversion), gutted kitchen, new electric box.

We are diligent at keeping the doors locked and only have one lock box with a key to front door only for realtors.

It was getting cold he said ok I also explained to him the outside ac  fan had a Edison summer saver plans which turns the fan off at certain times he under stood but wanted the box off so I called Edison And had the box taken off problem solved .a week after  i got a call from tenents saying they got a message via text from the water company stating continuing runner water possible leak.so I went noticed they were running a swamp cooler 24/7 they said the ac bill was high so weve been using a swamp cooler,and they filled up a above ground pool .i asked them did they call the water company to let them know of the pool fill up they said they didn’t.i called the water company to talk to them about the running water text my tenants got and explained to them  they run a swamp cooler that runs on the water faucet and they fillled a pool ,and all the household water use from  big family.the water company said that’s why there getting that text.they also said that for me to talk about there account water usage they have to call and give permission so I asked the tenants they refused.its gets better,I get another call from the tenants now sayin one of the toilets are making a noise.so thinking the worst I go just a stuck handle.so while I was here I th ought I might as well change out  all fill valves and floaters for all three bathrOoms so I did.was there a few hours making sure they were running properly and leaks.i remind you that was on a  Thursday.on Monday my tenants send me a bill via picture text from  a plumber saying all toilets leaking cleaned out all fill valves because they were clog and put in new flappers leak fixed.i asked the tenants why’ didn’t he cal l me he  had no excuse,so  I called the plumber he said they clogged  and he cha changed the flappers.so i come  Back how’s that if I just put all of that new four days Pryor on Thursday he couldn’t answer me free.now im getting I’m not  paying  my water bill because of the leak.now they sent me there water bill .with previous charges from there old residents claiming it as part of  a leak.do they think I’m stupid,there clearly trying to scam me.they won’t  Give me permission to talk to the water company and  the plumber is his good friend.

It can't be a PO Box.

i.e. a single meter in a lock box behind the machine?

Take that price and go to the big box places and buy yours for 5% less.

There is no way that a cat will keep it in the box 100% of the time so there was likely a cost to eliminate the small.