This community is fantastic too, soak it all in!

It is a fantastic avenue for experienced investors, per the comment from @Chris Seveney. 

fantastic way to look at things, I always talk about how small the real estate world really is, and this is another great example.

Quote from @Gaya Ben Simon: transforming a room into master bedroom , utilize basement space to add sqft , fixtures , open space concept ( tare down drywalls to make open space - kitchen - living room - dining room That sounds like a fantastic transformation! 

And they will have to pay all cash for acquisition, HML won't finance those deals that seem fantastic to you as a seller on MLS, because HML has seen hundreds of flips and won't risk to overpay for distressed property in hard to sell area.

I’ve encountered managers who were fantastic in most areas but lacked in one or two key traits, and that was enough to impact the performance of the property.

Instead of opening Halloween City pop-up stores, it’s transforming its 750 existing stores into Halloween hubs, packed with animatronics, costumes, and decor.

FANTASTIC reply.

This also goes for what you're grouping into OpEx...some are just overall business management so the asset looks worse because of your accounting for them.Overall though, $6k of cash flow, $Xk of principal paydown, tax benefits, and 3% appreciation seems like a fantastic investment.

Too bad we wont cross paths at BPCon2023 but hope your Atlanta trip goes fantastic.