The intent is to leave the upstairs as-is, clean the carpet and repair the carpet on the stairway (see photos below).This is a rental property and I don’t want to over renovate.Scope of Work Details/Estimate: (first pass, before getting inside the property or getting contractor bids): Drywall (Walls) floated & taped all-in @ $7500Insulation all-in @ 1500Paint all-in @ 3000Flooring Install/Carpet Repair all in @ 3500Floor Baseboard all-in @ 1000 Door Jam/Trim all-in @ 750 Kitchen Cabinets all-in @ 5000Kitchen Countertop all-in @ 1500Kitchen Sink/Faucet all-in @ 300Dishwasher all-in @ 600Fridge all-in @ 350Stove all-in @ 350Bathroom Vanities (x1) all-in @ 800Bathroom Shower (x1) all-in @ 3000Bathroom Toilets all-in @ 300HVAC all-in @ 5000 (left in as contingency - HVAC operating OK)Hot Water Heater all-in @ 800 (left as contingency - Water heater operating OK)Interior Doors all-in @ 2000Interior/Exterior Lighting all-in @ 1000Electrical all-in @ 1000Plumbing all-in @ 1000Misc all-in @ 10000 (being my first flood house and limited inspection performed, I'm leaving $10k missed scope/overruns) Project Coordinator all-in @ 1800TOTAL @ 52,000Listing Photos

My team in Birmingham sells the same assets your team does for about 5 to 10k less.. less levels of marketing fee's make up the difference in purchase price.Chicago has some of the best numbers as numbers go that I have seen.. consistantly 1.25 to 1.4 % rule which is hard to do in turn key. my B ham guys do close.. then it jsut becomes as we have all said a matter of what floats your boat, or in our case fly's our plane  :)@Mike McKinzie   for the record I own property in...

But there are lots of specifics that make this confusing to me, and exactly when/how to access the money confounds me as well...But I'm going off what I understand from reading the stuff I don't have any actual real practical knowledge on the matter - perhaps some one floating around here can answer that questions @David Chow .

Zell is selling in secondary markets and moving to prime core properties:http://www.marketwatch.com/story/zells-equity-resi...In reference to a couple of the markets I'm a little more familiar with, in Seattle Proper cap rates are floating around 2.5% and large properties are being purchased relatively quickly.  

Often times there are a lot of recycled lists floating around.  

Yardi Matrix shared data of 2500+ underperforming commercial multifamily properties yielding <1 DSCR, that happen to be on floating bridge debt expiring this year.

Operators that had never missed a distribution have paused distributions due to floating rate loans/interest rate cap costs.  

Since it "floats" it is very forgiving.

My CapEx calculations float between 5-7% but it all depends.

Loans all float to 1 month 6 month libor or cofi.