I learned about them at my brokers office and they not only take quality pictures but they also do interactive floor plans (the ones that show the picture while your mouse hovers over the different rooms) and also virtual tours.

This means tearing out the carpet, pad, vinyl, etc.

Down the road after a few flip deals I will probably do more work myself to pad the equity and use those as deals as BRRRR's.

this is timely I am sitting in my son in law and daughters 2 million dollar pad in Vegas... while I work on my townhouse I own my townhouse free and clear...

I'm a very new investor and am wondering if I could get some help analyzing a potential property - I've been using an excel spreadsheet I found here on BP, but being new, I'm certain I'm missing something.The property is a 2nd floor 3/1 condo, ~1200 sq ft.Asking price $165,000Assuming a 30yr loan at 5%, with a $45,000 down payment - total mortgaged amount $120,000Assumed monthly mortgage payment: $591Assessed monthly rent: $1450 (based on Craigslist comps, pad mapper, and HUD fair rental value sites)Essentially turn-key, no immediate rehab necessary.Annual rent: $17,400Vacancy (5%): -$870Taxes: $1200Insurance: $500Prop Mgmt: $1800Maint: $1000Utilities: $2400Advertising: $500Misc: $500I get a total operating expenses of: $9100NOI: $7430Annual mortgage payments: $7086Annual cash flow: $344CAP: 5%Looks like I'm not getting to the 1% rule, sitting at about .87% with the rent.Monthly, with rent of $1450, minus mortgage, HOA, utilities, prop mgmt, etc, I seem to be coming up with monthly cash flow of $200, but the other annual costs are what's bringing the annual cash flow down.Based on the monthly analysis, it's not great, but not horrible, but based on the annual numbers it doesn't really seem worth it.What am I missing?

I would be more prone to take the approach of Austin and calculate individual major expenses and do a comfort pad to round up for all the little stuff. 

Mail to the registered agent not the LLC.3) Whatever list you get, crunch it by your criteria (area, build year, whatever you want) and save this new list.4) Go to Walmart and buy a 3-pack of legal pads (white or yellow) for $2.50, odd color pens (blue, green, red) $5, and business envelopes $10 for 250. 

On cement slab could last 100 years and Fusion grout is impervious to staining...claims to be.Lsminate...water risk...can scratch so supply felt pads...cheap...great clean hard pretty  floorVinyl plank...great...little more difficult install as it doesnt slide at the joints well but there are probablt tips out there  subfloor must be good.

Their service includes replacing the swamp cooler pad, getting it ready for summer/winter (hooking/disconnecting a hose), replacing CO/smoke detector batteries, and replacing the forced air filter.

I always give tenants a big pack of felt pads to go under chairs.