All 3 units are 2/1 designs with new stainless appliances, granite counters, wood grain tile floors, nice lighting, and all have nice private outdoor yards, and plenty of parking.  

BP as of now is a little light on the Car wash info. 

Had charges for gutter cleaning, chimney cleaning....and the kicker.... light bulbs!!!

Your statement would never apply in any Texas jurisdiction Not that I am advocating an eviction in light of the current situation in H Town

If you uncover that answer, it may shed some light on the investment (maybe it's good info and it satisfies my skeptical approach)I have found the biggest three seller motivations (with landlords) are:1) Tenants are subpar and current owner is tired of managing (in this, you're inheriting headaches, eviction, and much higher repair costs than you expect). 2)  An estate took over and just wants to get it gone (in which case there is probably a back balance owed that needs to be flushed out along with a general lack of property knowledge). 3)  My personal favorite: the Owner bought via tax sale deed (and therefore does not want to be a landlord, just wants his investment + reasonable return).If everything checks out, it sounds like a great deal bud.  

@Ryan Evans I am headed back to Cleveland on Sept 27 to check on my projects..We have a few light rehab projects there at the moment.

New cabinets, floors, doors, trim, windows, light fixtures.

The PM handled the light remodel and upgrades (mostly cosmetic to get rent ready).

.- Additional subfloor (wood) and cement board (floor) $100- Shower cement board $75- Waterproofing Membrane (I like to do this) $150- Shower wall tile (80-90 SF) $150- Flooring tile (30-40 SF) $100- Tile setting and grout $75- Vanity with top and mirror (24" it looks) $250- Toilet, wax ring and feed line $100- Faucet, feed lines and trap $75- Trim $25- Accessories $40- Fan/light $150- Vanity Light $50- *Shower diverter valve with trim kit and plumber to install and help set tub/drain. $750- Screws, adhesives and fasteners (cement board screws, caulk, etc) $50- Paint $40- Miscellaneous $100TOTAL: $2530With all of that said these numbers would be my BASE run, and assuming I was spending my budget amount on each item.

Paint, carpet/flooring and lights.