Because I was able to get a good deal on it, it still makes money and I've already refi'd out the majority of my down payment without doing anything other than having a few roof leaks patched and general maintenance.

If the problem (for example a water leak) is not immediately identifiable you ( or contractor) can cut a square hole in the drywall, take a look up there using a flash light to locate the problem, then once it is fixed, patch it up, paint over it and it will be good as new.

If you want a cheap patch job it will be tough to get someone for commercial to work on that.

I can pay a contractor $150 to patch a hole in drywall and take that out of the deposit or I can do it myself and charge the tenant $20 labor.

@Justin Cabral - Try a search of Bigger Pockets for "Patch of Land".  

@Karen Warren I know lendinghome and first equity funding do, and I believe patch of land will, but they'll set up an LLC for you.

also what's a good way to structure the deal fairly, i think my mom would be ok signing to help me get approved, but she doesn't like dealing with tons of biz stuff, kinda gives her ptsd, i'd like to be fair, just not sure what that is, for i guess a silent credit partner, no cash, no decisions/input/expertise/etc, the property is $250k in a college town, currently 3 bed 1 bath, 1k sqft, that's almost rent ready, some paint/patching, there's a large detached garage that i was going to stay in while turning it into a second rentable uniti was thinking some kind of buy out option, that basically the house is hers and i'm managing the property, but i have an option to buy for a percentage of the purchase price, and i would pay rent until i can exercise the option,egshe gets like %10 purchase price $25k for signing, i pay the mortgage from day one, once enough in equity is built up (25% for investment prop loan(so i can count the tenant contract income against d2i)+10% for her+whatever else is needed) then I refinance/transfer/buy the house, paying her the $25kor maybe in addition to a flat number i could include payments like $100-$300 a month on top of the mortgage directly to her until i buy the house personallynot sure how crazy this sounds, any advice would be great

After getting a few quotes, we learned that there were multiple large patches all along the roof that needed severe repairs, so we needed to redo everything.Roof labor $1875Roof materials $1541Area needed repairs after the fallen treeSurprise repairs!

Got it done and patched everything up.Trim painted and replaced where it needed it.Quarter round installed everywhere.Vinyl flooring all over.We gutted the bathrooms and kitchens and made them anew (see picture).Exterior siding and paint, some foundation work, etc.There are plenty more details; the takeaway, this place was big and had a ton going on.Investor was happy with this one (see last pic).What made you interested in investing in this type of deal?

For example, I once toured a 100 and something unit property and noticed some areas where ceiling Sheetrock had been patched.