Even modest upgrades (kitchen, bathroom, fresh paint) can make a big difference without requiring a major financial investment.

Do you and your wife stay in one market or do you move around often?

Seems like I can't seem to stay cash flow positive after the refi part. 

The front part of the property is a house, while the daycare operates in the back.The woman currently leases the daycare space and wants to stay, but the seller is looking to offload the property because he doesn’t want to handle the updates or renovations it needs, which are significant.

Who would want to stay???

Serious injury or death has occurred from each of these items, and they could have been prevented by keeping watch and staying on top of things.

Are there certain areas of either Janesville or Beloit to definitely stay away from?

Staying focused.

From there, peg your ideal client (use GPT) and when you buy build out the stay to attract those guests.

I also would stay away from carpet, too many opportunities for it to get ruined, try to not let the cheap and easy appeal distract you from the headaches it could cause.