If you can only attract undesirable tenants, you might want to pass as that is a sign the area might be more trouble than it's worth.

Clear as mud?

They want you to roll on texture or mud with a paint roller and smooth it with the trowel.  

We've slipped down a bit since some of us dragged the rest of us in the mud with their shenanigans, but we're still in the top 10 of trusted professions.TL;dr - DO IT!!!!

I had the drywall/mud guy reframe the surrounding walls since the stall then protruded an additional 2" and that was $100.

It's essentially applying a layer (or layers) of drywall "mud" to the entire ceiling, thick enough to encompass the popcorn/texturing and smoothing (floating) it out.  

I would use 20 minute mud for a repair.

sometimes these are so high that alot of money can be saved if a property is outside the MUD.

I understand that they  must have done quite a renovation if they bought the property for $69,000 and are selling for $121,900 and I know they are doing the hard work but they are not offering immediate  cash flow and the cash flow for this deal will be $383 going with a only  5% in vacancy and 5%maintenance an a estimated rent of $1025-1125 .I just don't see this feasible for us we do have $35,000 for invest in a property we do have more but we want to have some left to cover unexpected situation for example vacancy and many other factors to consider.I can give the whole  property analysis if needed to , and plus when talking to them on the phone the first thing they asked was if we were paying cash and we give them our financial situation and how much we will be able to afford and feel comfortable with and they  sent us 3 houses and boy we taught we were screw it is no way we can afford any of them plus they did have not responded to our concerns about the crime rate in Memphis and the  the bad School rating  in this neighborhood how do they take in considerations this factors, they might had get the pig clean and put lipstick on but the pig still a pig and if he sees mud around how do you thing the pig will perform. we write to them Wednesday and we have not hear from them yet , not much there either in costumer service .Our feelings about this company are   they don't want to be bother with little men  like us they want the big fish with tons or money  in their pockets,  if we were that kind of investor we will be buying in our back yard right at home, I don't feel like they even care about ROI at all not much of what you said " A true TK provider is not really in the management business,they are in the investor ROI management business, these is a different caliber and institution of property management one that is conscious about investor returns not their fees."

Rehabbed details- Added mother in law 170sqft, kitchen, split mud room into master bath/ laundry, floors, windows, trims, etc..85k rehabARV 3/2 w/deattached mother in law 295K Commissions and Staging 12k roughly still tbd.Here's my question1.