Thank y'all so much.Here's more info:very desirable neighborhood2229 sq ftbrick exterior3-4 bedroom, 3 full bathbuilt in 1969new roof 5 years agoHVAC replaced 10-12 years ago, no problemsfireplace, gas heat/ water heater, electric appliances, city sewer, crawl space / full attic, 2 small storage buildings out back, metal carport attached to housePics:https://www.dropbox.com/sh/9okdqd6lj9olk1w/AACeDvF5R133So7URcPnUUoqaWork required:pull up carpet, replace wallpaper in 2 bathrooms [apprx: $13,000]modernize kitchen [approx: $8,000]modernize one full bath [apprx: $4,000]wood paneling in living room could be painted or replaced with drywall [apprx $1000]slight water damage in mother-in-law suite has been repaired and roof replaced, but visible spot in ceiling remains [apprx: $500]Estimated repairs:$26,500Holding/selling costs: Est. $15,000 (Edit to your experience)ARV: $206,000 - $215,000ARV Comps:1- Distance: .6 milesSale date: 5/2014Stats: 3046 sqft incl basement, 4/3 full, 2 half bathsPrice: $90/ sq ft2- Distance .4 milesSale date: 5/2014Stats: 1800 sqft, 3/2Price: $91/ sq ft3- Distance: .5 milesSale date: 5/2014Stats: 3600 sqft incl basement, 4/3Price: $86/sq ft4- Distance: .2 milesSale date: 4/2014Stats: 1700 sqft, 3/2Price: $93/ sq ft5- Distance: .3 milesSale date: 6/2014Stats: 1700 sq ft, 3/2Price: $96/sqft6- Distance: .3 milesSale date: 6/2014Stats: 1350 sqfr, 3/2Price: $98/ sqft

This is fresh off the presses:Goldman, Morgan to Become Full-Fledged BanksHere's a bit from the article:Goldman Sachs and Morgan Stanley, the last two independent investment banks, will become bank holding companies, the Federal Reserve said Sunday night, a move that will fundamentally alter the landscape of Wall Street.The move alters one of the models of modern Wall Street, the independent investment bank, soon after the federal government unveiled the biggest market intervention since the New Deal.

How would that work for the following issue:Purchase Price $1,450,000Rehab work need $250,000Rent currently $550 per unitNew Rent after rehab $850 per unitCompetitors Buildings built I the last 36 monthsMy potential purchase building built 1965 21 --> 2BR/1BA unitsThe more modern properties in the area, that don't have as great of a location, are getting rent rates of over $1000 per month in some cases.Let say terms 21 yearsWhat would the Income Approach ?

P NW, Your title says it all, Banks are not qualified to be in the Real Estate business.They are not the only ones to blame (society) people who accepted loans that they knew were out of their budget are just as liable.

If you invest in stocks, what I suggest is to follow modern portfolio theory and use ETFs to compose the portfolio.

The downside is that they don't have safety features that a modern furnace does, and in the words of one furnace expert, when they fail, they can fail spectacularly.

The more modern look is to be open with kitchen and other rooms.

I personally emphasize curb appeal in the form of modern, clean and well kept feeling.

They sometimes fill an empty void in society.

Let's face it, we live in a violent society.