I realize that is contrary to what most people do, but as a contractor who's doing and/or directing the actual installation and maintenance, it makes a lot of sense for usIn bedrooms, I staple in unfinished 3/4 in. tongue-and-groove oak with 3 coats of oil-based poly to finish it.

The reason being, the prices throughout Kern county have been kept low lately because previously it was an Oil and Ag based community (which has not been doing well lately).  

Currently, the rental unit is empty so I just shut off the furnace and the water heater to conserve oil, and frankly because there's no need for hot water and heat (currently not freezing).  

The numbers look good:Location: Broadway HouseNumber of Units: 1Rent: $1,350.00 Square Feet: 1,666 Upfront Costs:Cost per Unit $95,000.00 Price: $80,000.00 Cost per Square Foot: $57.02 Cap Improvements & Repairs: $15,000.00Cash on Cash Return:19.84%Total: $95,000.00 Debt Coverage: [minimum 1.6] 1.78 20%Down: $19,000.00Capitalization Rate (ROI)9.05%Current Assessed Value: $29,666.00 Loan Amount: $76,000.00 Net Cash Flow per month: $314.08 Interest: 4.88%Net Cash Flow per month per unit: $314.08 Term (yrs): 30Total Rent/Month: $1,350 GROSS SCHEDULED RENTAL INCOME: $16,200.00 Less: Total Annual Debt Service: $(4,826.40)Less: Operating Expenses: $(6,470.63)Less: Vacancy and Credit Losses (7%): $(1,134.00)NET CASH FLOW: 3,769 NET OPERATING INCOME - (NOI): 8,595 INTEREST: 3,680 DEPRECIATION: 3,455 NET INCOME: 1,461 Property Insurance: $1,000.00 Property Management (10%): $1,620.00 Placement Fee(30%): $405.00 Real Estate Taxes (5.06179%) $1,501.63 Repairs and Maintenance (12%) $1,944.00 Services: Snow Removal: 720 Utilities: Electricity: N/A Gas and Oil: N/A Sewer and Water: $30.00/mo Other

Gel stain is almost like oil paint but looks stained not painted...no need to strip, just clean and light sand.

According to numbers I've received from the listing agent, the annual heating/oil expense is just shy of $11,000 a year.

Oil, precious metals?

We are in houston, and last year we purchased one of our most successful properties to-date, in a market that everyone said was terrible because the price of oil tanked in 2015.

I know several of the MFH in that part of Roseville have those 1950s oil burning furnaces, they are at their service life, so it dies it dies.Also, you will need to put in Central Air I would guess.I get $850 and $725 for my units.  

Strangely enough it's about time in the cycle to begin talking about oil and gas royalties and working interests as replacements for investment real estate.