-Make sure your kitchen appliance package matches up with price point.

I also agree that RE appreciation is unlikely to match the last dozen years, but you never know.Where I am unsure we agree is that paying $450k to improve the cash flow ~$3k (your numbers but I expect my delta wold be similar meaning both my cash flow estimates would be worse than yours but both would be worse by the same amount not affecting the difference) makes sense especially if the cost of having the extra $450k is only 6% rate which is historically simple to beat via numerous investment options and hopefully no one is investing in RE for an expected of 6%.  

For those of you that have good w2 income and want to take advantage of employer matching (100% return!)

That is why I have always advised investors to be sure that their reasons for looking out of state match their needs and ultimate desire as an investor.  

If you can make some relationships prior to that with agents in the area who do what you want to, you can find yourself on a team or at a strong brokerage that matches what you want to do.

So if media were accurate they'd broadcast the "news" of Trump tariff's more as the headline of "OMG, Trump To Match Tariff's Everyone Else Has Been Charging On USA For Years"Doesn't really have the sizzle and fear-factor to it though does it.... 

Obviously, you should test this on other amortization calculators, but the last couple years worth of interest payments will never match up with the savings on the calculator, because that's not where the savings are coming from.

from the list for the first place, I can't see how those invoices match what you need: caulk, bolt cap for toilet, 3 mini blinds (that should have been charged to the tenant), door/knob/lock (again what happened to the one that was there)What were the TWO invoices for glass for?

Great ideas, but the property has to match the package.

When you go inside, you're verifying that the condition and estimated rehab costs match your expectations.