sure, I wasn't out of pocket when I bought it (BRRR) but I certainly will be out of pocket when stuff starts breaking down.The protections you believe you have through property managers, home inspectors, attorneys and real estate agents are all a façade.

The tenants had sent pictures of the front brick facade that was coming off the house.

Trust me when I say, for the space, lot sizes, and those award winning schools, you could make a killing if you have a little imagination and the ability to see past largely untouched 1983-ish facades.

We are tempted to increase curb appeal. landscaping and facade improvement to generate more interest.  2,500 4/3 mother in law bonus. it looks like maybe 20-25k. concerned about recouping.

I use it all the time on faux wood and facades.

This is probably more costs, but if this going to be the first bit of development in this area, you may want to reach out to an architect to design the facade.

But I have had some major Capex to deal with in the past 3 years: new brick front facade, 2 new gas furnaces, new water service line, and plenty of other smaller maintenance issues.

It’s just a middle man with a shinny “REI” facade.

Hi Dave,The topic is 2 years old which you might not have noticed.Closed at a 7 must have been urban core in a highly desirable area.I am seeing trade at a 9 here with no rent bumps in the primary term.For anyone wondering many tenants are credit tenants.There is a huge difference in that INVESTMENT GRADE tenants are BBB- or higher.The ones below that are considered junk status by many lenders which doesn't make them a bad investment just harder to get financing and more to put down.The dollar stores (there are 3 big brand companies nationally) with other smaller regional knock offs are okay as long as you are not buying in obscure rural locations.The fronts are usually brick facade and the sides are sheet metal.You second and third generational tenant will not have the same per sq ft sales they will leaving you with less of a re-rental return.Having said this I have seen some very nice all brick ones where the city required a certain architecture and look to approve the building permits and process.Those typically run 1 million in price to 1.2 versus the cheaper ones in rural areas at 500k to 800k.

What type of facade and interior finishes were considered?