(Some deals fall through) That is approximately what you are trying to accomplish.My biggest observation is this.... to do a deal a week, you need to put two under contract at minimum unless your qualification skills are high, and your pricing, as well as selling skills are above average.If on the other hand, you are a newer investor, who has been having trouble "attempting" this... then I would believe that you probably haven't done that kind of volume.  

Employee versus contractor is a complicated topic and must be observed very carefully.

That number was not based on any itemized budgeting of any sort, just a general observation that in our portfolio, higher rents mean more sqft and usually more bathrooms.Although I'd like to sit down and itemize, each property has its own unique things to it and I feel like I'd be more-or-less guessing anyways.  

It has always been my observation, over 19  years of being in this profession, a real property’s market value (the house itself) is the result of the “collective” actions of the market.

I was going to try and create something similar (currently I have a very simple one ), but I will just steal yours :P.Couple of small observations and questions.

Find out when and where the sheriff sales and tax lien sales are held in King county and attend one or a few just for observation purposes.

Over 30 yrs in Law Enforcement here, your people and observations skills will be very valuable to you.Check out the Start Here page http://www.biggerpockets.com/starthereCheck out BiggerPockets Ultimate Beginner's Guide - A fantastic free book that walks through many of the key topics of real estate investing.Check out the free BiggerPockets Podcast - A weekly podcast with interviews and a ton of great advice.

.- Take plenty of picture of your lawn, and his unit if possible, before and after his move- Pay someone (your retired or non-working tenant, ie) physically there to observe him when he moves his stuffs.- Begin laying out plans, either to evict or to recoup your loss due to the damage he will do to your property.

I haven't necessarily solely rehabbed a property but I've helped and observed my dad rehab our past two homes as well as indirectly rehab an apartment in Poland.I don't have much money.

My emotions and my bank account tell me to invest NOW, but my business sense tells me to wait until I can observe renting out my current home, collect some data and experience and continue to learn.