Buy a house that needs cosmetic work, kitchen, bath, flooring, paint, lights etc and fix it up yourself while living in it for a year.

There is so much cost to running a (any) business, even changing a light bulb is expensive for a PM.

The light will boost the value to a tenant but it doesnt count as a bedroom legally until it has it.

yup sure worked for bud light. 

I usually recommend clients a pretty easy cosmetic rehab which is refinish floors, replace cabinets with modern white ones, add a white stone, new appliances, new bathroom vanity/mirror/light fixture and add in unit laundry. 

We have minimal resources as far as money goes, but we have a relatively long list of upgrades (window treatments, hardware, light fixtures, paint, etc).

@Bruce Woodruff You’ve captured the unpredictable nature of real estate perfectly!

Items cannot be stacked against wall prohibiting natural air flow to guard against mold, etc ?? 

Out of sight out of mind.If these were items you wanted to pass the cost down to the tenants--light bulbs, air filters, water filters, batteries etc. those should be defined in the lease agreement.

Quartz countertops are durable and widely appealing, and neutral cabinet colors like white or light gray work well.