For example, the exterior house could use a good power washing, and also needs a new roof. 

It might not be a cash flow machine today, but if you stay with it, keep good tenants in it, and fix what needs to be fixed when it needs to be fixed, it will be a wealth creator for you.Best of luck!

It's not a grand slam cash-flow machine.

We will build an 8 unit complex with covered parking and potentially a value add by building a side building with coin operated washer and dryer accompanied by a vending machine that's loaded with materials related to washing/drying clothes.

I am not saying to go get a minimum wage job washing dogs and enjoy life, but you do need to find a role that you can thrive in.

So even though you're paying the year prior, it all comes out in the wash.

In the high desert (Joshua Tree, Yucca Valley, 29 Palms, etc), another thing to consider are washes.

I would nix the pet washing station and doggie poop bags, the cost doesn't justify the gain.   

--> I was trying to earn as much sweat equity as possible and only invested about $25,000 into the deal to make that happen.The house is a three-story cash machine.

They weren't open but that was ok cause I could just use the pop machine.