I've lived in this house for 6 years and doubt I've spent $2000  total on repairs.I'm guessing that means you haven't yet had to replace the roof, or the HVAC system or the water heater or any other capital items that will eventually wear down (siding, gutters, electrical, plumbing, countertops, cabinets, appliances, etc).And keep in mind that repairs are only a small part of the 50% loss ratio you'll see -- the rest is taxes, insurance, vacancy/rent loss, property management, turnover costs, utilities, exterior maintenance, legal fees (you'll eventually have to evict someone), etc.It's not uncommon for the first few years (in your case, at least the first six) to cost significantly less than the average year. 

Although I have had people rent places before the countertops are even in.

The quality was better than no house, but the materials, carpet, counter tops,etc,were all the basic entry level and wore out quick as I recall.

Only because our units have been upgraded with Granted counter tops, SS Appliances, keyless entry and so on.

Purchase price: $800,000 Cash invested: $140,000 Sale price: $1,100,000 This property has been professionally Renovated from Top to Bottom and Looks and Feels like a Brand New Model Home Brand New electrical system, New Plumbing, New HVAC System, New Drywall, New paint, New Cabinets & High End Quartz Countertops.

I replaced both bathrooms, tiled the floor, built a breakfast bar in the kitchen, painted cabinets and did a concrete overlay for all the countertops.  

I would definitely keep the tenant as long as she pays on time, runs a quiet family and takes care of any damages.Almost every tenant I ever had does some significant damage e.g. broken doors, excessive holes in walls, damage stoves, refrigerators, counter tops, window screens and the list goes on and on.

For example, if the other houses have granite counter tops, new windows, new hvac, ceramic tile etc. upgrade yours the same way or better.

Make a list of the types of countertops, lighting, colors, faucets, knobs, appliances, floor material, kitchen and bathroom sinks and so on.

I spent $13,788 renovating this 1-bedroom apartmentHere's the breakdown 👇 - Kitchen faucet: $99- Thermostat: $60- Bathroom hardware: $34- Toilet: $94- SS stove: $500- SS microwave: $200- SS fridge: $781- SS dishwasher: $349- Tile: $390- Carpet + Pad: $690- Bathroom faucet: $77- Bathroom vanity: $189- Bathroom mirror: $99- Lighting fixtures: $150- White shaker cabinets: $1,990- Cabinet handles: $36- Blinds: $79- Black matte hinges: $51- Black matte door knobs: $108- Blanco single bowl sink: $100- Blanco sink rack: $25- Granite countertop & install: $1,100- Paint & materials: $328- Random materials/parts: $259- Labor: $6,000Renovation time: 22 daysPrevious rent: $700Signed leased: $1,150As for calculating my return, here's how I did it 👇New Rent Change per month: $450 (see rents above)Annualized Rent Change: $5,400 ($450 x 12 month)ROI: 39% ($5,400 / $13,788)New Building Value Added: $90,000 (based on 6% cap rateI'm choosing to renovate every unit to a premium-level finish with high-quality materials.