The reason I've had a hard time moving on from this particular property is that the roof and systems are all less than 2 years old so, minus the one not so good tenant remaining, it's just brushing up the kitchens and baths left to do.

And ARV is also a fairly static number, the majority of the time a 3/2 is only going to sell for $x based on the comps, over rehabbing with granite counters and Hwood floors doesn't always pay off.

I dont think brushing up on sales and negotiating are bad things, but nothing teaches you faster than talking to potential sellers consistently!

I'm not sure if there is a more instant gratification than clearing brush and weeds.

Mainly for labor type jobs from people on craigslist, trash-out, haul-off, brush clean-up.

If so did you do a static test afterwards?

I leave food and temp shelter well away from the home now, lesson learned.Now, I don't know much about removing cat urine, but when i moved to my apt, the former owner had let their dog pee and crap in the garage (bare, unsealed concrete) so It took me taking a whole gallon of scented bleach, a scrub brush, and lungs of iron, to scrub the smell out.Curious as to how you will resolve this...

@James Hong I think you're kind of painting all turn key companies with the same brush stroke when you ask if these companies really have your best interest in mind or do they just want to get their properties sold.

@Steve Orluski it depends on what cities you’re comparing it too, taxes are more favorable than some like E.O crime is usually lower than other cities like Newark or Camden (per capita)it’s hard to paint any of these cities with a broad brush there are opportunities in all of them but what they all have in common is that it’s best that you learn each section of the city and spend time there before investing in each city the neighborhoods can be vastly different in some instances even the “bad” sections have “good” blocks 

I told them I wanted to cancel my application and get my deposit back. she sent several replies at first trying to brush me off and saying it doesn't work like that and she doesnt "think" I can get it back, none of which were backed by showing me legal proof where I signed that they said they could keep my money.