They're also down to a hundred or so folks vs the much larger size they ran before. 

I just finished a kitchen rehab that involved removing a load baring wall, new cabinets at 10k, tile floor, reconfigured plumbing/electric and all new appliances for just under 30K.

The buildings had 3 vacant units when I took them over with some pretty unhappy owners.In one month both buildings are full, rent paid on all 8 units and the 3 vacants I'm getting $200 more per month than the previous management was getting.The demand I created was high, hundreds of leads for the units, it takes some filtering to sort the good tenants out but they exist.

If you could push rents $150/m, with a $175k rehab ($10,937/unit), a little over $1,500 more/unit for either new LVT floors/paint cabinets/new counter top/new appliance package, etc,  you would be able to push the ROI to 16.45%, an additional $28,800 in revenue/yr.

REIA meets every third Tuesday of the month and they have hundreds of members.

My question is: if we redeem our personal credit card points for Lowe’s / home dept gift cards to go towards supplies/materials/cabinets etc, can we deduct that as an expense even though we used a gift card vs a credit card or cash?

With all that now I’m getting the ac don’t work again so I send out a ac tech I explain to them the the tenants are claiming that the ac isn’t cold enough that the Edison guy that took off the summer saver box off the ac fan told him the ac needs a Freon boost I’m really  now the  Edison guy is a ac tech the ac was running cold now it’s not working .well the ac tech did a leak test ,pressure test and said it was fine  but it looks like it was tampered with he also said if there was a leak there wouldn’t be Freon in the system still so I payed him to fill it up  since there was  few pounds of Freon still in the system he also asked me when was the last time i serviced the ac  I told him about a year ago .he said that long ago if there was a leak  there would be nothing in the system so after paying a few hundred dollars ,now I get another call saying the ac is blowing hot air .so I send the ac guy back  .the same ac guy said looks like it’s been tampered with.so now I decide to pay for home warranty insurance after the second repair and now  the tenants threatened to sue me.for my fist rental this is a bad experience of tenants trying to scam me and the plumber his freind doing fraud.i later called the water company again spoke to the manager this time explained what going on.he said just tell the tenants to call and give a one time to talk about the bill that I don’t have to be on the account so i did they refused again.

It requires a way to scale to a large number of units as a few hundred dollars of cash flow per unit does not go very far until the unit count is fairly high.  

We also do tile and cabinets. if this sounds like anyone would be interested in give me call so we can discuss.

I'd need an LLC, I assume, but when you compare what they earn on say $3K in a savings account, to what they would get if I can put together a deal that nets at least a couple hundred a door?