Find a local tile refinishing company, pick your color, refinish tub and tile.

If I talk to them enough times I can usually pick out the ones that are tryin to fool me.  

There is still good money to be made in AZ, FL, GA, TX and other states, however, picking the right submarkets is key. 

So just pick one and mail it all the time. 

To your bottom right type in your desired zip code and pick which one you're interested in.

Do the numbers, and this builder did much much better than picking up the old SFH at $450K to do a rehab.And how did my property in Bayside went up so fast in value?

As we all know inspectors can be your worst enemy, they don't have to be your friend but you want to stay off their immediate radar..Code upgrades are usually only required if you pull permits.. to do upgrades,, but if for instance they do a yearly inspection and find you need GFI outlets in bath and kitchen you'll need to comply and get it taken care of.. along with what else they pick out that needs replacing or repair, once the door is opened up they have the right to write fix it orders until it's in good enough shape to comply with living standards.1. parking for your tenants.. forcing to register cars..

But how do we get there, and what RE strategies do we pick along the way?

A very good source of local analysis, for picking the right submarket, is rereport.com.

If not, see if you can help the folks that do that work, or at least pick their brains over a beverage.