If you hired someone like that with those qualifications and you lose money all you can do is look in the mirror 

Come January 1, 2017 I wanted to set a goal to buy a property, maybe 2 this year but I didn't set any specific goals, didn't write anything down on the mirror to look at each day.

Cost summary, trim phase $49,437Light fixtures, fans & appliances $5,055Wood flooring & tile $18,707Plumbing, electrical & mechanical trim $10,918Landscaping, fill, driveway & sidewalk $7,819Other costs $6,938: Cleanup, shower glass, bath mirrors, trim carpenter.

If you do it before putting it into service, then it would add to your cost basis.If you do it while in service: 1> write off working items since you need to adjust the cost basis depreciation. 2> Then you have to capitalize the upgrades and eventually depreciate them over time since they are improvements and add to the value of the property.This assumes that they are upgrades, and not just a like kind replacement (cheap vanity mirror combo for a another cheap vanity mirror combo).

Just kind of mirroring what other people have already said, but there's some definite risk both in that market and in that price range.Are you sure you can even get a property in a C class neighborhood with that price range?

The rehab quote I got is as following: Kitchen: $1,800.00 Caulk/paint white area around cabinets $250.00 Sand/Finish existing cabs $150.00 Tile backsplash above existing cabinets $300.00 New range Varies Stainless Vent Fan above range $300.00 30”x12” over range oak wall cabinet $200.00 12”x30” oak wall cab $200.00 New cabinet handles $150.00 New faucet $250.00 Hall: $350.00 Remove mirror, repair holes, repaint walls and trim

My lease was mirrored after the Texas Real Estate Commission (TREC) lease form, so it is a detailed and thorough lease. 

I'll cut to the chase:3b/2ba each unit (built as a duplex so mirror images of each other)Listed for 80kPurchase price- 70k (seller paid closing costs) with 20%down ($14k)Rent- 650/unitPITI- approx $500/monthNeighborhood- C+ to B (about a block and half from a very nice park but with some rundown houses on the block.

Tell yourself in the mirror that you will do fine.

We all wish we had a magic mirror that would forecast a market.