@Steve DoraThere is some amazing advice in the replies.  

It is amazing what you can find in thrift stores and the like.Plus I put up a ton of large format photos fully framed.

yes the cash flow looks amazing on paper!

This is my first time posting to the bigger pockets forum but I must say the education I've been getting from the BP podcasts has been amazing. 

Shout-Out to an Amazing Realtor for Out-of-State Investors – Melissa Hudson in Cleveland, OHHey Bigger Pockets Community,I wanted to take a moment to share an incredible experience I had working with Melissa Hudson with McDowell Real Estate, a realtor based in Cleveland, Ohio, who helped me sell my out-of-state investment property.

I use a management company: The Co-Host company and they are amazing.

Especially if the seller wants to boast how amazing of a property this is for you to purchase, this would be the time to brag about the rents, how well maintained the property is, how great the tenants are, and so on...Hopefully the seller has been organized and is able to get this information to you quickly.

Please contact me about the amazing opportunities in Detroit

Shout-Out to an Amazing Realtor for Out-of-State Investors – Melissa Hudson in Cleveland, OHHey Bigger Pockets Community,I wanted to take a moment to share an incredible experience I had working with Melissa Hudson, a realtor based in Cleveland, Ohio, who helped me sell my out-of-state investment property.

My appreciation in North Carolina was amazing but I could not rent it for what the capital is worth.