You basically get a house that's at finished drywall stage and then you just hire a trim carpenter, cabinet company, appliances package and a painter, just a thought. 

love the grey with white trim!

I started showing my rental 1 month before it was gonna be done , 1 room was still in studs , and there was no paint or trim .  

In the end it turned out really nice, and now we will be on the same page the next deal that we get.Some things my mom brought to the table as a designer was keeping some items that I normally would have replaced (appliances, tile in kitchen and baths, doors) and moved that money to things that would give the house character (trim above doors, trimming out the doors instead of replacing, opening up a walkthrough, instead of blowing out wall).

But if you are just removing brushes trimming back hedges and tightening up the yard, then call Johnny lee's landscaping.

Anyways, to make it short, I don't think I will be able to finish in those 5 months and according to my calculations to get this house in a decent condition I will need to spend another 35k ( cabinets, floors, appliances, doors, trims, light fixtures, driveway, siding, drywall, granite countertop) even after that and after seeing how the market is behaving I think I could sell this house for 420000 max, not the 460k I was told.

Now for the numbers on the property:Property Description: Duplex with 4BR-2BA total, in a good area within 2 miles of local, large state university; exterior condition is good as it's brick with new metal roof, windows, metal siding on trim; interior has hardwood/tile floors, new ceiling fans, lights, appliances, and paintPurchase Price: $118,000Down Payment: $23,600 (with closing costs credit from seller, final number at closing was right at $24,000)Loan: Commercial loan 15 yr AM, 5 yr balloon, 5.0% interestMortgage: $750/moTaxes: $200/moInsurance: $80/moRent: $2,100 (rented to four college students as one group; tenants pay all utilities)Est maintenance/repairs/cap ex: $300/moVacancy: $100/moProjected cash flow: $670/mo or $8,040/yr (est. $4,200/yr in mortgage principal reduction)Amount spent on repairs: $15,000 (majority spent on new HVAC/duct system and appliances)CoC return: 20.6%I think that covers most of the relevant numbers.  

I decided to have all of the units exteriors painted, dead trees and low lying limbs trimmed, gravel laid, and rail road ties placed to designate parking areas.

The house still needs work and we are working on that (trim, doors, bathrooms, landscaping, etc).

Converting to 3/2.5, replacing roof, HVAC, Windows, doors, flooring, fixtures, electrical, trim and lots of updating.