I have reworked my numbers and found how to produce greater cash flow at the same property, vice appreciation (thank you!).

It's entertaining when you bust each others chops a little and complain honestly about your challenges in RE work.

Reworked the rooms during rehab to better use the size of the house.

Any time that power has been off for 6 months or more Ga Power will take the meter and you will have to get a licensed electrician rework all of your electrical to be up to code and get an inspection by the electrical inspector, who will then inform GA Power that it's ok to place a meter. 

In addition to what a normal wall takes to build wall rated for sound is typically double rocked with brackets with rubber feet screwed into studs that attach to horizontal track for the drywall, sound dampening insulation, any electrical will need to be reworked into boxes that extend that far, then sound caulk all the way around the edges of the wall and electrical boxes.

House is early 1900's owned by a builder as a rental, little bit of lathe/plaster left, mostly drywall (we'll see), original woodwork, updated windows, flooring, paint, some re-working of the floor plan with some flaws (hence the need for the add'l bedroom/bath to update.)

it took a lot of reworking of closets and stairs, but we needed to rework the stairs anyway to gain access to the finished attic)This was our first house/very passive investment property so the finishes are a little much for the area in Oak Park it's in.

House is about 1400 sq ftdownstair living area already has new carpet as do the stairs. up stairs needs to be done in the bedrooms. tile in the kitchen and baths. does have washer dryer hooked up in the basement too but needs the stairs re worked. they covered up the back stairs up to floor from kitchen.

After working and re- working our plans, I believe we can finally begin to move forward.

I actually believe after giving more thought and reworking the numbers time and time again the ARV has the potential of reaching that 90-100 only based off of what I feel like I can do to the property.