Now when we look at the surface items (flooring, kitchens, paint, lawn care, etc that is pretty easy to replace but that tenants habitually destroy) vs the items that really matter and can suck up a lot of funds (electrical, bathroom, landscaping, etc.).  

Closing costs are also high as a percentage of the purchase price.You get into higher price points and the cost of fixing things relative to the overall value tends to be less of a percentage along with the closing costs.Many TK companies say newly rehabbed only to slap carpet and paint and change a few fixtures in the property.

Looking for a general contractor for a single family home to install flooring throughout the house as well as painting and work on tile and tub in bathroom.

If you decide to legally duplex and lower the floor in the future you will just have to rip out the work you did even if you think it is "to code" anyhow.

I'm talking 3-10 bong rips a day... a six pack of beer or more every night.

Is ripping everything down the only option?

Need to have a C property interior painted.

Someone painted FU on our property (not a tenant) just wondering if maybe a "fake" security camera might be a good option or a sign saying the property is under surveillance?

We purchased a 3 bed 1.5 bath home, 1500 square feet on half an acre:Purchase price: 66K; 20% down paymentRent: 850.00PITI: 390.00Vacancy: 10%PM: 8%Repairs: 10%Cap Ex: we have a separate account set aside for this that we fund ourselves and contribute to monthly.Rehab costs: 3K (paint, flooring, cleaning)Monthly cash flow: 222.00Cash on Cash return: 16%I'm happy to have our first deal done.  

Gino literally wrote the book on mom and pop apartments....Wheelbarrow Profits.Look for...Below market rentsOvergrown or not maintained landscapingDeferred maintenance on the exterior facadeNo online presence or marketing (word of mouth or signage only)All white interior paint schemesDated lighting and plumbing fixtures100% occupancy (can suggest below market rents)All rents in increments of $25 (a lot of money to be made in smaller increments)2 - 10 year residents at rent rates below new tenantsNo late fees in the P&LSelf-managing (tiring)Self-maintenance (a lot of work)