. :)As for South SF getting more tech transplants, that is interesting.

In total, we spent less than $5,000 on the rehab which is probably why our CPA regards expensing vs. capitalization as splitting hairs.

Hair was blowing everywhere.

Everyone was overleveraged when the bottom dropped out (a lot of Bay Area transplants in the mid/late 2000's) so the foreclosures are pretty close, if not over, market value.

So my hair is up on the back of my neck but I'm moving forward.

These places are often the last stop before homelessness and with the huge influx of new transplants to the Vegas area, the prices are being driven up at every price point and the supply of affordable housing is low.

You are in the business so you know what the term " too much hair on a deal " means.I do commercial real estate now but years ago I was doing short sales when the markets first turned.

I do usually overestimate just a hair (5%) on the costs, to give myself some cushion.The only counterpoint is that some tenants may 'juggle' utilities with rent payment...

Quote from @Muriel Hair: New at this need help. 

It's still a cash-out refi, so your rate will be a hair higher than if you did it at purchase, but it should otherwise be easy.