See the below analysis;PP - 210k, DP - 42k, CC - $2500, Apprailsal - $500, Rehab - 15k, ARV - 250k Rent UP - $1250, Rent Down - $850, Garage - $300 (blended for 6mth lease) = $28800 - $2500 (2 months for loss of upstairs reno)  = $26300/yearExpenses - VAC - $170, Util - $220, Ins - $200, Prop Tx - $150, Repair - $200, Tenant Gifts - $25 = $11580/year + Mortgage ($706.61/mth) $8480/year = 20020CF              = $6280PA (3%)     = $7500PR              = $3520AA                = $25000Total            = $42300 ROI = $42300/$60000 = 71%Were hoping to have a $1250 upstairs rent for the new tenant and have them pay 60% of the utilities.

@Mindy Jensen as tempting as that sounds, a blended family with 6 kids with my wife and I each having a parenting agreement with our exes...moving is....complicated. :) If you ever offer remote work let me know! 

That way I am a blend of equity and debt in the deal. 

You can go with a darker stain color to "blend in" old pet stains.Here is a picture of a floor I recently had redone by Firis floor refinishing in a 90 year old building the wood was in decent shape with some moderate dark spots from pet stains:

Hopefully I find a healthy blend of both the analysis side and the real estate "street smarts" side.  

We didn't do much to the exterior so it would blend in and not attract the wrong attention, but the interior has inexpensive but modern finishes, brown-grey laminate throughout, light grey walls and white trim, cool pendant lighting, open floor plan, you know the template :) 

@Wayne Snell Thanks for the encouragement and the general figures...I'll send you a PM.I guess another way to ask would be...if you're focusing on:PerformingNon-performingNon-performing secondsSome blend of the aboveWhat are the annual ROI figures you're shooting for and what level of risk do you feel you're at to achieve those figures?  

As @George C. illustrated, sometimes trying to conceal or blend-in the cover over the breaker panel is best.  

Bel Aire - fairly new berg, blends from city to country, but not redneck.

The ceilings are the old popcorn..so I've tried to preserve what's there and get rid of the older stuff and blend in over time...would be ideal to take all down with no tenant.