Driving through the development revealed that the reason for this was that the trees in front of other units had shed all their leaves and the landscaping crews had been able to collect them all.

The inspection revealed moisture issues in the basement, a fastener issue on the deck, and reverse polarity of some of the outlets.We are pending lead, mold, and chimney inspections.The HVAC, furnace, and water heater are functional but "beyond their lifespan."

. -30k yr appreciation at (3%)-30k princ paydown yr1, increasing each year after..Cons:- 17 more self managed tenants with more problems than my current 19 freshly renovated homes- All properties need reno- Properties are priced at value, not below value therefore I can't recoup renovation costs from finance out after value add.          

Most of us understand the limitations of unit count and those who use it incorrectly just reveal their issues.I focus on profit per property; so, agree with your thesis.

At some point, either after a 3-5 year single tenant stay or after x number of tenants, you do have to spend a decent amount of funds to keep a property looking "fresh" enough to get +95% of market rent..

The only upgrade I made to the condo while there was a fresh paint job that was done by my generous brother-in-law FOR FREE (minus materials) and the epoxy I handled myself in the garage.

 If I could go all the way back to the years when I was fresh out of college and start over knowing what I know now, I would actually go to grad school then start a career in a field that I enjoy working in that also pays well. 

Fresh coat of paint, new LVP flooring, landscaping, fixtures, some basic service, and deep cleaning- It was a total of $14,091, and it was from my pocket.

Bathrooms are actually the best to put more money into then the kitchen, because people want a bathroom to feel fresh and clean.

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