I’m a firm believer in you get what you pay for and cleaners are not a place to skimp.

I am 1) not an expert and 2) don't have the time to become one.I think a lot of people skimp here and miss out on opportunities to claim legitimate expenses.  

Do not skimp on this one.

Unfortunately, I skimped on the picture taking toward the end of the project.

Never skimp on CapEx, maintenance, and vacancies in order to make this look good on paper.

However, if you see low inventory count, don't automatically assume there's no profit potential -- it could be an opportunity for you because there's low competition.Don't skimp on furnishings, photography or taking the time to get your processes in place -- you'll only hurt your profits in the long-term.

Sellers'  market or not, there will need to be a very low inventory of available property to make it worthwhile to skimp on commissions.

I like that.You seem to be skimping on the expenses a bit though.$1600 / 2 = $800 (Do a forum search on the 50% rule)$800 - $231.50 = $568.50 monthly cash flow ($285 per door)$568.50*12 = $6,822 annual profit / $13,750 = 49.6% cash-on-cash return. 50% annual return is excellent.

Don't skimp on a PM, they make or break your investment.

As mentioned in the previous posts, don't skimp on attorney's fees in preparing the Offering Memorandum and Subscription Agreements.