I’ve worked in Hammond for the past 5 years- it’s an manufacturing town with 2-4 light industrial plants (Cargill, Unilever) and also serves as the inland neighbor to BP whiting (the largest oil refinery in the Midwest).

There is a local plant that signed a long term expansion contract How did you find this deal and how did you negotiate it?

Quote from @Michael Plante: I don’t understand how the deal doesn’t cash flow if it is 1% rule and 5% interest those 2 don’t seem possible  It might cash flow some not enough for me.

If the majority of the city works at a honda plant for example and that closes where are people going to get jobs then so they can pay the rent? 

I finished the drywall myself in my basement, and did the mud, tape and texture. 

I went inside and took some measurements and also a closer look at some of the repair… All of the trim needs repainted throughout the house and about 1" of wall above all of the trim needs to be textured and repainted.

Anyone considering in investing in Binghamton, NY and surrounding municipalities needs to read this article.www.pressconnects.com/story/news/local/watchdog/2018/01/04/flushing-millions-down-toilet-broome-sewer-plant-rebuild-cost-projection-tripled-275-million/960700001/

Everyone else's recommendations of sloping the earth next to your walls away from the house (can be accomplished with flower beds near the walls - avoid plants w/ long roots like trees), adding/fixing gutters, extending roof overhangs, and subterranean drainage are all steps to take to decrease water infiltration.Nowadays we ideally insulate and waterproof our basements from the outside - but that's more work than it's worth for a flip.

The floors were extremely unleveled and the new flooring was already coming apart, in one unit a previous landlord spray textured over every surface of the property including the thermostat/door knobs/trim, in both units the kitchen and bathrooms were falling apart and barely above usable condition, the staircase in one unit was obviously illegal it was so steep, and the walls/ceilings in both units were a mixture of poorly cobbled together panels, cracked lathe & plaster, suspended ceilings that should have been replaced a decade ago, and entire surfaces made from something I couldn't determine.  

Landscaping completely done, including new trees planted.