But from local banks ive seen about 7.25% lately 10% would be a total rip.

Doing a live in BRRR of a two unit and ripping up the old green shag carpet . 

Keep some extra planks on hand, and you can always rip up bad ones and glue down some new ones.

If it is a tub or shower surround, make sure they are also installing a proper waterproofing membrane, otherwise you will be ripping it back out in 5 years.

This is an example of a non-appreciating "asset". https://www.zillow.com/homedetails/785-Dallas-St-Memphis-TN-...Sold in '01 for ~$10kSold in '02 for ~$55k (That's awesome appreciation or an unsuspecting buyer geting ripped)Sold in '04 for ~$61k (I would suspect foreclosure sale here as it quickly sold again for substantially less)Sold in '04 for ~$21k (This is probably it's actual value and someone in '02 got ripped off)Sold in '23 for ~$26k for an appreciation of ~24% over ~twenty years that's roughly 1.2%/yearThis is a random house on Zillow: https://www.zillow.com/homedetails/766-Neptune-St-Memphis-TN...Sold for ~$98k last May and sold again last week for ~$40k.

New business practices or not… any amount of money paid for their services is a rip-off.

Ripping out a bathroom for 5-10k depending on your contractor connections or personal skills doesn't seem like a good pay off for a rental so I look for creative solutions for working with what we have...There is prob no exhaust fan system so you either need to keep the window or install exhaust fan system.

People sometimes drive off with the nozzle to the pump still in their vehicle and rip it down thus flowing spewing gas.

But be very careful who you chose to manage these trusts, as there has been some people ripped off by local trustees.

Thankfully, we have BiggerPockets to guide us all away from those who would rip us off blind.