We just finished the rehab and decorated the rooms.

Monthly Expenses = $2800 Per Month: Current Management Team = $1000.00Insurance = $224.00Real Estate Taxes = $92.00Fiber Optic High Speed Internet = $89.00Cable TV = $52.00Trash Dumpster = $55.00Sewer / Water = $186.00Natural Gas (average) = $142.00Electric = $327.00Housekeeping = $270.00Ongoing supplies = $230.00Maintenance = $133.00Total RenovationThe renovation started in 2011 and was completed 2016 with entire complex being gutted to the studs, then completely rebuilt fully furnished inside and out to new standards, as follows: 26 gauge top of the line triple epoxy coated metal roof26 gauge top of the line triple epoxy coated awning and patio coverSingle hung gas filled energy efficient EZ clean vinyl tip-out windows4 new natural gas water heatersAll new plumbing throughout entire complex/buildingOnly #1 Grade Premium lumber was used throughout entire renovationQuality Price Pfister plumbing fixtures and lifetime parts180 feet of new 4 inch sewer line from the building to the street tapNew premium exterior fiberglass dimensional Colonial style entry door with new door jams, aluminum thresholds, all new lock sets and peep holesCustom picture framed windows with decorative edging and exterior door trim to matchCommercial toilets: all new PEX plumbing, shut off valves, bullets, supply lines, hose bibs, angle stopsNew attic and wall insulation with vapor barrierUpgraded electrical, HE lighting, new fixtures, switches, outlets, breakers, energy efficient lighting, vapor lights, rope lighting and HE flood lightsCustom artistic signage (3) built by Management TeamNew drywall, texture and highest quality Valspar paint throughoutAll exterior wood was hand primed and hand paintedNew vinyl fencing for corner lotPremium Quality pillow top mattressesNew hand textured walls (office), ceiling and covered entryNew concrete sidewalks, kitchens, baths, showers stalls, toilets, vanities, cabinents, counter tops, sinks, refrigerators, microwaves, deep freezers, dryers, A/C units, flat screen TVsAll work has been documents and permitted

Same with exterior doors, they can get expensive if they're decorative with sidelights.

The rest is decoration, and rationalization because the end results from all those "decoration" numbers end up forming the numbers with $$$ in front.The idea is to find micro-markets. 

Micah,the first thing you should do is obvious,get a complete education.You are very young and have time to learn the skills it takes to be a full time real estate professional.You need to apprentice yourself to a General Contractor who can teach you to evaluate the current health of a property and accurately estimate the costs of bring the property to its full after repair value (ARV).Then teach you valuable skills like painting,installing flooring and lighting,landscaping,replacing cabinets and plumbing fixtures,etc.Once you have spent several months doing these things with your own two hands you will be able to save potentially thousands of wasted profit dollars by being your own project manager and doing the easier decorating stuff yourself with a little help from others.After you have mastered that it is time to get a real estate license and learn to advertise and sell your own properties as well as others.Again,you will save thousands of wasted dollars on paying sales commissions by buying and selling your own properties.Once again you will become an apprentice to a more knowledgable agent who can lead you by the hand for a time to master the business.So take the next 12 to 18 months to learn the business from beginning to end before you try to buy a property and you will be on your way to an incredible career.

I source tile from both Home Depot and Floor & Decor.

A couple places we have bought it though is Lowe’s, Home Depot, and floor decor.

Gross Rental Income $: $285,276Total Monthly Income: $24,264Total Annual Income: $291,176Gross Rent Multiplier: 8.59Taxes: $24,524 - 2019Total Annual Exp: $83,298 - 2019 - ActualExpense Source: ActualNet Oper Income $: $193,615 - 2019Cap Rate: 7.75Janitor Expense: $7,750 - ActualFuel Expense: $1,452 - ActualElectricity Expense: $3,912 - ActualWater Expense: $7,333 - ActualScavenger Expense: $2,748 - ActualInsurance Expense: $5,033 - ActualRepairs-Decor Expense: $7,750 - ActualManager Expense: $13,846 - ActualOther Expenses: $8,950 - ActualOperating Expense Includes: Advertising, Gardener, Other, Snow Removallist price 2.5milmy offer is 2 mil at 42% expenses (10% vacancies)  1.37 DCSR,25% down 3% closing cost ,coc 10.90% ,CAP RATE 7.37 someone please advice me what would be the perfect offer for this property?

Interior décor, outside wash station/tools, and even a garage for people to use. 

Remember that thread from a couple wks ago where you posted links to pics of your places & were trying to convince someone that your houses are very nicely furnished & decorated?