Typically the more extensive the rehab the higher the value add.  

Another option would be to utilize a property manager to manage everything and keep a buffer between you and the tenants.

If you made housing free the same bleeding hearts would be complaining about utilities.

You're marking the equities to most recent returns, the reality is a real estate investment to live in is a guaranteed rate of return and serves utility. 

I think the internet is a fantastic tool we all utilize to do our due diligence - no doubt.

@Will Almand this sounds like a very useful case for cost segregation especially if you can utilize the depreciation expenses against your income.

The “work around” in those states requiring licensure is usually to utilize an incensed mortgage broker in that state as originator/broker while you’re the lender.

Utilities included.Fully rented.For sale off market.

Security Deposit: 2600Lease states no smoking/painting walls/no hanging things on wallsTenants have moved out and have left two truck loads of garbage to be removed.Damaged doorPainted walls which got on the ceiling and trim Lots of holes on the walls throughout the houseDamage from windows being left open constantly Weed was clearly smoked in the house (smell throughout the place) so we need to deep cleanWater bill wasn't paid so I had to turn back on utilityMissing keyQuoted costs:$450 junk removal (some furniture)$935 for damaged doors/windows, painting cleaning$30 for utility turn onTenants were only there for a year before moving out so a lot of this is beyond normal wear and tear. 

The LLC helps when you are trying to do things like turn on utilities.