Sixteen homes to inspect- roofs, hot water tanks, soft floors, siding damage, decks, porches, furnaces. 

The first house that I bought was 17 years old, 3 br, 1.5 bath, brick ranch house with hardwood floors, Andersen windows, ceramic tile baths, gas heat and a brand new roof. 

., preferably with a great outdoor space.

I would say to expect a floor rate of 6-6.50%

Plumbing fixtures, light fixtures, flooring, cabinetry - everything you are using for the project should be found on these design boards.

Add to that we have Bethel School of Supernatural Ministry with students (ages vary from 18 to seniors) numbering a few thousand, with no dorm space, and investors have purchased homes and rent room space to them.

I have a commercial property with four retail spaces and three different businesses.

This amounts to lost opportunity because if you had purchased RE, at the closing it can start producing return. 5) ADUs detract from the existing structure whether this is privacy, a garage, or just yard space. 6) this is related to number 1, but there are many more buyers looking to purchase homes for their family than there are RE investors looking to purchase small unit count properties.

In fact I had one done that size over the summer from some real slobs who moved out, and it required an inordinate amount of deep cleaning including almost one full day just on the filth of the kitchen floors, and it was $400. 

A fresh coat of paint can do wonders along with cleaning the carpet or using something like rejuvenate on laminate floors.