Of course I go to the store and want to spend an extra $150 for the sexy stainless steel model.

Also keep in mind that not every student is a single person in their late teens/early 20s - a significant number of people(especially grad school) - attend school later in life.I would try to market the house as-is and if you don't get much interest consider adding the bathroom. 

:)  I definitely understand what you're saying Bill, but from a financial planning stand point a HML can have quite a few advantages:Limits Risk- deals go bad all the time "guru" or not so why lose 100% of the funds you put into a house when you could just lose 20% and the payments you made to date.Opportunity Cost- I manage accounts that average returns in the high teens or low twentites.

It's obviously getting harder and harder to make the numbers sexy, and the trump 10 year bump to almost 2.30 isn't helping.

Go passive, get 10% CoC and high teens on sale of value add approaches with proven syndicate operators and go do what you do best.

I was irritated to know that most of the vandalism were caused by her teen kid and his friends when they were packing to move out.

That's not very sexy, but if passive income is all you want then there you go.On the other hand, if you are interested in building a real estate empire (work required, but possibly better returns), then you have many, many options to consider.

I expect all the renovated houses to be worth 100k+ in the next few years and you can get a high teens cashflow before factoring in leverage while waiting.Ill get more info up on here later but I'm all for it and am happy to share everything I got. 

Different, nice :)With all the engineered hand scraped stuff these days, I think folks forget how sexy real wood floors are.

Also start sizing up people to build a teen in the future.