________________________I hate the grading system, its so subjective.   

And for an average of $900/sf for selling price in that area, how much do you think my construction cost should run for that quality grade?

A big problem with bathrooms below grade is that you need toilets that have a macerator and sometimes DIY people don't put these in.

Years of extra life out of your appliance.Gutter cleaning, fllashing and grade checks. 

We love the quick projects to but most of our rental grades take about 6 to 8 weeks to do. 

You will find patterns and get a feel for what different grades of finishes rent for.

. :-) Probably the only way to get there in JoCo is buying distressed and improving to rental grade.

As such I created The Ultimate Guide to Grading Cleveland Neighborhoods so out of state investors can get a firm grasp on the Cleveland market.Knowing the pros and cons of each type of neighborhood is very important.

if so, i'd say it makes no sense for me personally (although it may for someone else) - if i were a pension fund, i'd be willing to accept a lower cap for A grade property since i'm just trying to preserve capital, but for me, lower cap means lower return and i'm in growth mode not preservation mode. 

Hi Sylvia,If it were mine,  (and if I wanted to spend the money):I’d leave it all white and,Put black shutters on all front windowsGet rid of the cement circle in the front yard.Berm the driveway with soil to the grade of the cement (liability issue)Paint the utility box on the left side white to blend in.Paint the front door blackPaint the breather medallion at the peak black(Spray) white on the porch railing and uprights.Add some  low maintenance evergreen bushes to the left side that are just above porch floor height.Rewire the over garage light to 3 lights (1 to the right of the front door, one on either side of the garage) and use brass classic looking carriage lights.Convert the over garage light to a motion sensor with 2 flood lights for tenant safety and tenant retention.Put Large Brass house number to the right of the door at an upward angle.Good Luck with your decisions!