Want PB's opinion on this analysis:65K Property SFR (1/2 duplex- own one side)= 2BR/2BA (need minor repairs like repainting, backyard trim, little upgrades= HVAC and Roof is fairly new, good for another 10 years)20% down ($13K) with @4.5% interest so $52K loan amount$3,031 in closing costs$1,240 in prepaid interests for 30 days and homeowner's insurance and property taxes escrow for 6 monthsTotal cash on close-out: $17, 271Income:$675-725 rent (market range for this property) so $700 average market rent-----Breakdown per month expensesP&I= $263.48/monthTaxes&Insurance= $156/monthTOTAL PITI: $418.48/month-----Vacancy (8.33%)= $61/monthRepairs (10%)= $70/month (if rent collected is $700/month)CapEX (8%)= $56/month (if rent collected is $700/month)Property Management (11%)= 74.17/monthTOTAL misc expenses: $261.17----Water/Sewer/Garbage/Electricity= Tenant paysHOA= NoneLawn care= TenantTOTAL PITI + Misc expenses= $679.65Average Market rent= $700Cash flow per Month: $20.35Cash flow isn't that great, a lousy $20, is it worth the risk?

My wife and I headed out and were given a tour of the property - it was beautiful from the outside, but needed tons of updating from the inside (1950s gold trim everything, severely outdated appliances, pet odor and she was really proud of the new linoleum floors in the kitchen).

I can't post a picture but I'm not talking baracaded by a nicely trimmed natural privacy fence but instead what looks like overgrown bushes etc where you can still see half the house and the other half is hidden by (what appears to me) as overgrown bushes next to the house.Now I've probably painted a picture where everyone would agree this is not good curb appeal.

New water heater + Expansion tankPaint All interior and trimFix previous amateur repair on crack in ceilingKitchenNew kitchen counter top (L Shaped, about 25 sq ft in total)Refurbish cabinetsGeneralRemove one interior door and wall up (this is behind the new shower)Replace one exterior doorExteriorLandscape (mow, clear small brush/overgrowth, trim hedges)Repair about 20 ft of fallen fencingNew crawlspace doorI'm not against DIY'ing a few things, but time constraints with a full time job mean hiring almost all of this out.

As far as landscaping: tree trimming and new design for the front yard - I have the concept in mind. 

We need about 20k more in upgrades to make the place look really nice for future renters when we move out otherwise the kitchen will just be an eyesore compared to everything else.I have tried to do many things myself (painting, trim, flooring, etc) which turned out ok but it doesn't have the WOW factor that I'm looking for.

Make sure to wipe down the walls, trim and doors before you repaint so that you remove the layers of nicotine, otherwise your paint likely won't stick.

The expenses are high, so that is something you may be able to trim down.

I am focusing on using greige paint/white trim, dark vinyl plank floors and newer light fixtures to create a look that is very modern.

If he doesn't have the skills to do all of that, trim the percentage down accordingly.