I put $6000 into repairs, mostly paint, new light fixtures, new appliances, painting cabinets and fix a small leak coming from the roof.

All new flooring, bathroom remodel, paint and drywall in the bedrooms.

Paint, flooring, updated bathroomsLessons learned?

I renovated the kitchen with paint and cabinets.

I was already doing painting and renovations.

78 Endicott St, Peabody – A 4-unit property with all 2BR/1BA layouts and off-street parking in a prime location near Route 128, the commuter rail, and Salem—just a 30-minute drive to Boston.Investment Breakdown:Purchase Price: $900K20% Down Payment @ 7% Interest: $180K → P&I = $4,790/monthRenovation Estimate: $200K ($50K/unit) → Total investment: $340KOperating Expenses: ~$18K/year (taxes & insurance)Stabilized Rents: $2,300/unit (market comps)Cash-on-Cash Return: 9% when stabilizedThis deal checks a lot of boxes:Max units for residential financing – You could live here & house hackCosmetic rehab potential – Flooring, cabinets, counters, appliances, paint (~$50K/unit)Strong long-term ROI – Factoring in principal paydown + 2% appreciation, a 5-year stabilized ROI of ~75%Pre-pandemic, these deals were more common closer to the city, but now we’re looking slightly further out—yet they still work as wealth-building assets.

In some homes planting the front or placing pots could increase the curb appeal, in others it could be paint or furniture etc.

I started by patching about a dozen (not small) holes in the wall, re-doing all the drywall in the bathroom, installing new shower plumbing, putting in recessed lighting, installing seamless LVP throughout, texturing/priming/painting all walls, installing new 5 inch pine baseboard all around, and installing custom bathroom vanity/pantry cabinets, and hanging new custom shaker doors in the kitchen.

I'll pay so much when demo is done, I'll pay some when painting is done, balance due when the job is complete. 

A cash-flowing, large lot, alley loaded duplex that needed a new roof, painted and new floors.