I substitute Room x and use of common areas at address in the description. 

I think cold plunges can be very healthy and beneficial but probably aren't a substitute for a proper real estate education. 

There is no substitute for visiting the location.

When you are substituting your cash for the tenant's cash, you are paying for something that you were getting for free.Also, when you are adding the extra $100 upfront each month, that negative $100 offsets $100/month from the cash flow. 

Drive for dollarsThis situation you are substituting paying for the deal by spending your time! 

If you don't have money you can substitute with time and energy.

But there is no substitute for knowing your area.

I am finding the same issue, to no surprise, elsewhere but I think the suggestions so far (RUBS is ideal) are acceptable substitutes in the event that a rework of a buildings inners is too expensive.  

There's really no substitute for experience here so while you're newer in this business it's probably best to rely on a contractor to give you work ups for the properties your looking at.

Please, please do not use these cheap modern laminate materials or substitutes.