All in, it should cost me around 35k and the mortgage is 46k at 5.75% with a payment of around 645 and HELOC I used for repairs at around 350.

You can look at a deposit insurance that the tenants pay to offset repairs and fights over their deposits. 

Rolling in repair costs is also achievable in both government and conventional financing. 

I have all the expenses in a different row with repairs at the bottom and a column for each property.There is software you can also use. 

This let us get rid of a property we didn't like in the first place, plus the hassles of owning it (tenants, repairs, etc.).

Repair foundation, updated siding to front of the house, used medium to high end finishes, beautified the landscaping What was the outcome?

One method is to research the fair market value of the property and surrounding properties to compare that value to the estimated cost of repairs, cost of any liens, and cost of any judicial action needed for eviction. 6.

Put new PEX supply lines in, repainted everything, rebuilt some windows and repaired others.

I added more cabinets in the kitchenI added a handrail to steps in the rearI had new cement poured on sidewalk, porch and drivewayI added new storm doors to all 3 doorsI added new cordless, faux wood blinds throughout home (Home Depot installed)I repainted and repaired detached garage Lessons learned?

Keeping it in place sets you up to have to change the filter for future tenants as well as repair it.