All counters in bathrooms and kitchen look ok, they are cheap Formica, a little swelling on underside near kitchen sink / dishwasher, should they be replaced with the beloved granite counter tops or something else?

It would be lovely to connect sometime.

The benefit to them is emotional...the house will be loved again.  

-The three tabs represent three phases of the deal: (1) as it stands today, (2) during the rehab phase and (3) post-rehab.I would be love to hear peoples thoughts on this one. 

Your mommy might have the money to loan her dearly beloved son to buy a house on a cash contract.

Since leaving my beloved Motor City, I have lived in Portland Oregon, Sonoma County California, Los Angeles, and San Luis Obispo.

Its handy as a gross estimate of NOI, nothing more:"Expenses" (includes capital and vacancy) = 50% of gross scheduled market rentNOI = rent - "expenses"Debt service = depends on you and your financingCash flow = NOI - debt service.Its that simple.Yes, it would be lovely if you could include all expense, capital, vacancy AND debt service and have them only total to 50% of the rents.

(Especially in CT, my beloved home state!) 

What's just a house to you may be a final remembrance of a beloved family member, I don't know, i wasn't there.

I am curious at what point you all think it becomes difficult to maintain a "departmental" structure and the need to move to a "portfolio" based structure kicks in.