I am looking into purchasing a mini-storage unit in my local area and this will be my first segue into Commercial investing.

I ended up springboarding off and writing my own book called "Realestate Rebel: Creating a mini empire on your terms with half the hassle."

I’ve been interested in real estate since I was a little girl (fantasizing about the houses in the Homes-for-Sale mini-mags), so I got my real estate license when I graduated from college.

It's not a glamorous goal but it will allow us to retire at the age of 30.Our renovations are as follows:Laminate $1.99/sqft20x20 polished porcelain tile($1.07/sqft) w/backer board, thinset, grout $2.85/sqft9' Granite counters $115 pcLow flow toilets $135 pcLow flow Delta showers $200 pcPedestal sink $50pc for half bathsSink faucets from China $54 PCNew bathroom vanities 48" for 2 center units $650 eachNew bathroom vanities 60" double sinks for end units $900 eachNew blinds for all windows verticals in living & dining, minis in bedrooms $500 from StarDecoratingElectric fireplace insert ($250) w/ ledge stone surround ($5.99/sqft) and mantle ($20) $500New doors $42-$64 eachKwikset handles & knobs $500 total for all units Modern kitchen cabinet handles $50 per unitTamper resistant modern outlets & switches-Leviton $200New lights $370LOTS OF PAINT!!!!

Despite paying homage to the original architecture, I would also modernize the layout and try to keep the newly configured units open concept enough to allow a ductless mini-split to be used as the primary heating/cooling source for each unit.I would then furnish at least half of the units ... the upper units in the main house ... and target the MLAs who need local accommodations while the legislature is sitting.  

I send out 3D mailers (mini trash cans, bank bags, etc.) and send them to expired listings in a 3 step campaign.Or, if you're great on the phone (I'm not good and cold-calling), you could just start making phone calls.

There's a pretty huge demand for pet friendly properties, and stained and sealed concrete is about the only way to accommodate people and their muts..They would be pretty low maintenance with the metal roofing, hardie board, concrete floors, mini split hvac.  

Jeff Beard is right, if PMI sticks with it loan forever pay down to whatever that min is I think 78-80% (don't quote me on that). 

The proposal is a 1 page document that identifies the scope of work, has a few short legal clauses and requires a signature from the owner (we call it the mini-contract).

So, each mini project that is completed by the contractor has to be paid by you and then reimbursed.