Last thing you want is your tenant to forget about a pot of chili on the stove or to have him or her cooking up some extravagant, yet smelly, dish without the proper ventilation.Really, though, what it boils down to is what you're comfortable with.

During the 2 previous on site inspections, including 1 from just 2 weeks ago) the dog was carefully hidden and its food dish, etc taken away. 

When I calculate the the DSCR Route with 25% down on 8% interest, my monthly payment would be around 10k/month until I get the Reno done, and after I should cashflow 2500/month after dishing out of my pocket in total 632,000 for the whole year (taking into an account it should take me a year to stabilize.If I go Hard Money route, It will be 11K monthly interest only + 2500 expenses + 15% down payment and they pay the Reno.

Then add all the old satellite dishes and whatever else. 

Probably looking in a satellite market to a very strong thriving primary market, this generally helps budget wise.

The next day, I ate the same dish at an Applebee's in Pittsburgh for $10.

i know when i was trying to find a tenant for my sfh it was impossible to find someone with first and last months with deposit as well....my target client just doesnt have $3k to dish out when moving into a new place.  

Total Cost: $65,000 + closing costs-------Monthly Total Rent (based on ten comps): $3,162MONTHLY EXPENSES based on current rentalVacancy Allowance 26% (conservatively based on ten comps): $822Utilities (15 trash, 100 electricity, 50 gas, 65 water, 80 internet): $245Supplies budget (dish soap, etc) $30Groundskeeper/Repairs (5% gross income) $158Capital expenses reserve (5% gross income) $158Quarterly maintenance fund (5% gross income) $158Insurance $671.2% Property tax $60TOTAL MONTHLY EXPENSES: $1,698------Monthly NOI $1,464Annual NOI $17,563Cap rate (NOI/ total cost): roughly 27.02% (closing costs TBD)Two specific questions:1) I would like to finance this deal via private money.

ETC ETC.. this is reality in the low end markets in the bigger east coast and mid west markets were houses sell for 35k.Now you can find mellower towns hey being little satellite towns were this criminal activity is not as acute.. but the rents are still sporadic.

I have done a small basket with trash bags, dish soap, sponges, tools for hanging things…basically necessities that might be useful while unpacking.