The carpet has also been torn up in one small patch. 

Originally posted by @Hector Perez:send a me private message with MLS number so I can do a quick analysisThere is no real rehab just new carpet and a few drywall patches

One property has a tenant with his own lawn mower and the other has a 8 x 10 patch of grass and one tenant uses a manual mower to take care of it, and then we give a rent discount.  

If you're interested in the crowdfunding route, the top ranked sites that focus mostly on hard money loans are: Patch of Land, Peerstreet And Peerrealty.

Patch of Land will let me invest but only if I setup my own LLC - same for a few other sites. 

Here is were we are now:My guy created that patch in the hallway floor.  

Doesn't seem like your analysis has any account of all the repairs needed to make rent ready.Sheetrock:  $25 to hang a sheet, $25 to skim/patch a sheet, plus the cost of each sheet.Paint: about $250 a room depending on how expensive you go with paint.Flooring: $2 - $8 a sqft depending what you end up doing Get all the mechanicals checked out as well.  

Good question Sean S I just bought new patch of learning materials and looking for negative also.90% of the stories available are good stories.

I am investing with Realty Shares and Patch of Land.

We're preparing for a new tenant,  and our property manager has asked us to do about $9000 in repairs, including carpet replacement (3 years old,  but it's got some filthy spots), replacing polybutelene plumbing,  and of course repainting and patch work.