But don't fret it, the commissions are low, you have to do a lot free property management services, sometimes out of pocket hundreds of dollars waiting to get reimbursed, etc.  

In my case, it's what's in the holder, plus 2 in the cabinet. 

There are some lower priced (I understand "cheap" doesn't always mean "value") condos in my area, and after running some numbers, I feel I can rehab and rent them out to cash flow in the low hundreds (after expenses, commons, etc).Anyone have experience in this before?

@Tom HurfordThe house is 2400 square feet, brick. 4 beds, 3.5 Bathrooms, University Heights, OH (near Cleveland)ARV: $240K-$260K Initial Budget was $58KBid from contractor: $59KMaterials I am providing: $16K (incl 2k contingency) (in bold below)Rough Scope: Landscaping (clean out window wells, remulch beds, trim bushes and trees)- L: $1845Masonry ( Tuckpoint Chimney, Tuckpoint exterior masonry around porch, powerwash brick) L&M: $1200Windows (Replace 16 Windows): L&M:$3600Roof (Inspect Slate Roof): $150Gutters (Replace all gutters): L&M: $1200Deck (Powerwash and stain): L&M: $500Front Porch (Scrape and Paint Iron Railings): L&M: $100Exterior Lights (5): L:$100, M:$200Kitchen (Complete upgrade, counters, cabinets, tile floor) L&M: $11,000, Appliances: $3,000First Floor 1/2 Bath (Complete upgrade,): L:$2000, M (supplied by me):$550First Floor Master Bath (Complete Upgrade): L:$4500, M (supplied by me):$2400Second Floor Main Bath (Complete Upgrade): L:$4500, M (supplied by me):$1800Third Floor Main Bath (Complete Upgrade): L:$2000, M (supplied by me):$1600New Entry Doors and Lockset (3): L:$300, M (supplied by me):$1025Finish Basement walls and ceiling (Frame, drywall, and Trim, 400 sq ft) L&M:$10,000Finish Basement Flooring (LVP): L:$1500, M (supplied by me):$1000Refinish Hardwood (1300 sq ft): L&M: $5000Electrical (Replace outlets, switches, faceplates, interior lighting): L:$1100, M (supplied by me):$1026Paint Prep : L&M: $600Paint Interior (floor (basement), ceilings, walls, and trim): L&M:$5000Exterior Painting (Garage door, house/window trim): L&M:$2500

Hey Rob,You will be hard pressed to find duplexes, triplexes or a fourplex in Toledo in a decent area at a solid price.After buying hundreds of properties over the years, those types of deals are a dime a dozenFor whatever reason they hold their value and not many folks are willing to sell at a discount.I suggest not investing in lower class assets from afar as it's just too volatile.The paper numbers look great but real life is a different storyMuch success

So if your end product is 40k  lets break it down.. not a sales pitch or what you want to hear.your turn key company or provider is going to want to make at least 10k.. that's common in the industry.. that leaves 30k to do all this... your contractor putting it all together wants to make 3 to 5k.. so that leaves say 25k to put it all together.to have a sustainable rental.. you need New mechanicals new roof.. sewer scoped and replaced if needed up graded plumbing and electrical.. new paint and flooring.. cabinets and appliances and hot water heater.. this all cost at least 15 to 20k.. leaving you to pay 5k for the asset...

I spent 5 hours last week googling how to open a zoo- Should I get to take a business loss because I drove  a couple hundred miles this year and paid to visit 4 zoos?

It might be his stage in life, it might be that he's lost the vision, it might be that he's got something else he wants to do, or it might be any one of a hundred other things.

I did that and was several hundred dollars higher than Zillow (1100 vs 1400).

My home was one of the last to actually get a true 2 family C of O our of hundreds of homes in the developmentI was told in the beginning to NOT rent the apartment out because it can be a liability if the tenant finds out that there is no C of O, and then I can get in trouble if they report it.