Renovations took 2 full months and about 8 different sub-contractors including landscapers, painters, an electrician, wood floor re-finishers, granite installers, cabinet makers and carpet installers.

We DVR and watch Flip or Flop and enjoy it (odd how their projects always seem to turn into money makers....)I've bought @J Scott book on flipping houses, but in our small market the really killer opportunities are few and far between. 

As mentioned in previous posts, tenants will push your boundaries as far as you let them.I recommend that you make rent due on the 1st, with no grace period.

Here's what I gleaned as a summary of hardening tips for reducing turnover/maintenance costs:panasonic bath fans with timers in bathrooms4 coats of poly on wood floorsdouble door stopstile floors, showers vs surroundssingle lever shower valve vs. doublereplace toilets with steel parts/mechanicals whenever it starts to runKwikset smart keys (some debate over efficacy)door stoppers on all hingesremove pop-up drains and replace with commercial drains2' drain lines from sinks with an accessible clean outbuy a key cutter - maker for $50 on craigslistGranite tile counters - need a diamond polisher and tile sawUsed Fixed vs. friction shower rodsKeyed deadbolt and passage knob on outside doors to prevent accidental lockout5/8' fire core drywall - can't put a fist thru it and its fire-resistant1/4" board to back up towel rodspolyurethane cabinets under sink to pre seal and drain water to the floor2x4 base under cabinets to prevent particle board cabinets from failing where they meet the floorVinyl scrap under sink and up the back wallBest of luck!

But bottom line, if you can buy/hold on peninsula or Oakland, you can make real money on future appreciation.

(But we did buy a small refrigerator, microwave & coffee maker for the downstairs apartment, similar to what would be found in a hotel room.) 

Hair drier, iron or steamer,Coffee maker,Some oil and herbs in the kitchen "Good quality" linens can grab you a few good review mentions

Current market conditions (equities and bonds don't look good for 10 year returns) plus higher returns make real estate look like an obvious option if I just learn more and put in the work!

@Adam Shelley yes I did make the plunge and while it’s a money maker, it’s in a bad area and I wouldn’t make that type of purchase again.

The type leads I'm referring to are sources like: Out of state owners, Expired listings and a few others that are pretty powerful that I rather not just give away in this post  can be real money makers.