It's almost never a good idea to have tenants do their own improvements, for the reasons mentioned as well as the potential liability exposure you'll have to a personal injury claim.If the improvement the tenant wants is something you think will be valuable in marketing the unit in the future, you should sign a written MOA with the tenant, outlining the terms. 

I don't know your area but those numbers are killer and may be the norm for you guys (you'd be working extra hard to get a 1% deal in my neck of the woods).Can you get an experienced partner to do this deal with?

And, when it comes to the performance of Mexican real estate investments, the facts and figures d speak loud and clear: there’s been absolutely no correlation whatsoever between the neck business and the performance of real estate investments in the country.

Maybe not the same in your neck of the woods but as far as my municipality is concerned, they are one in the same, and it is low voltage. 

By all means use alternative methods to get leads: direct mail, bandit signs, networking with REO brokers in your area, RE meetup groups where you can network with other investors, and of course Bigger Pocket forums in which you can find fellow investors in your neck of the woods that can be a great resource for you.  

@Brian Gibbons yes we all need a check up from the neck up every so often.

@Melvin List is in your neck of the woods, might as well give him a call.

They were neck and neck with Lowes but had a few perks like free shipping and what not.

There is so much rent potential up in your neck of the woods, I know you could kill it up there as you look to expand your portfolio!

The cash flow is much better and predictable, without all the hassle and rules of HOAs breathing down your neck.