Kitchen/Dining room looks great though and house is located on an amazing, quiet, family friendly block near center of town. 

For example, I could just refresh the kitchen with all new hardware or I can open up a wall to the dining area, move the sink/stove, move the HVAC and have a nice large open kitchen space for probably another 10k. 

As you are in Memphis I am stunned you can't find a deal in a year.  

The thing is that most of the apartments in the building (with no renovation) of this size are sold for 285-300 range in the last 6 months (of course higher in 2006-2008), they are usually listed as 2 bedrooms, and the room downstairs is listed as dining room.

I'm stunned at the level of activity here and look forward to absorbing as much as I can. 

Yeah and if the restaurant industry got rid of all those pesky mom and pop shops and every restaurant was like McDonalds or Applebees the dining customers would be so much better conditioned to accept mediocrity.I know you believe that as a landlord I owe my time and energy to the "charity" of the "Landlord community" to try and make it better.

Pictures:  Sorry the pictures aren't great quality- They were snapped quickly from my phone before we did the final cleaning for showing the property.Kitchen: BeforeKitchen: After (pictures are from before the hardware was installed)Living Room Dining Room: BeforeLiving Room/Dining Room: AfterBathroom: BeforeBathroom: AfterHall: BeforeHall After:Let me know if anyone wants to see additional pictures or pictures throughout the rehab. 

Many of them are experiencing significant development, but they're still far from offering the kind of dining and nightlife offered Downtown.

Please reply with anyone you've worked with and was happy with their results in the following areas of work:Framer carpenter (I need a wall cut out to create a counter top bar between kitchen & dining room)Kitchen/Bath Cabinets (refinished on one wall & new ones installed on the other)Tile (shower surround and kitchen back splash)Granite Counter top installationPainter (paint full 2 br/bth condo, all walls & ceilings, framework, & possibly fireplace and cabinets)I appreciate your help in advance!

“I’ve never seen anything like this before.”The speed of the collapse has been stunning.