Also, should these expenses be added in the initial acquisition cost (as renovation) or spread out over time as cap ex?

The landlord could be adding money to their bank account to make it appear the tenants are fully paying to unload a problem property.

Some simple things could be;Adding coin operated washer/dryer (If they don't have them in their units already)Covered parking and adding a monthly charge (Not sure how well they'd like that)Adding standing BBQ pits or maybe some type of play set for kids (Could harm insurance rate)

Hi all, Not sure if I'm in the right forum - but here I go - how or where do I go to find out if additions can be added?

Are you subtracting something you're supposed to be adding?

She may leave as a result, but if your unit will be at or still slightly below market just outline the improvements you're going to do to the unit and then invite her to find another unit for the same rent that will have the same amenities you'll be adding.

I'm saying to cut it in half to be conservative, because it's highly unlikely that any contractor is going to bid a rehab for a property that you don't even have tied up in contract, and then on top of that it's also entirely likely that the underwriter will require some additional rehab work be added to the budget.

@Ned Carey Account ClosedI should have also mentioned that I am not YET on the LLC, but will be added soon. 

as an investor i dont really like the risk.I have one duplex in houston at this point and a primary residence im not sure its the time to be adding to the portfolio... i am sticking to buying more in los angeles (where i am originally from ) where i have about 16 doors at this point...

@Nicholas Preston, and sometimes if you have amortization on your tax return, that can be added back too, as well as any items that you spent that are considered one time expenses.