Then I get the prospective clients making 6 figures on their regular job but they're still swapping out doors on kitchen cabinets or fixing toilet guts in the evenings and can't see the forest through the trees yet. 

Thank youHey Steven, I moved to Columbus a few years ago (from Portland, Oregon which was super expensive) to become a full time real estate investor, and ever since, I've completed quite a lot of BRRRRs, flips, and own a successful rental portfolio here in Columbus Ohio.

It was close to the public library, where Ashley liked to borrow books and movies, and there was enough space for their clothes and kitchen wares and their cats.

Are they laying out things down to your kitchen cabinet sizing?  

Purchase price: $40,000 Cash invested: $16,000 Conveniently out of the flood plains, this welcoming 3-bedroom home is features a huge master bedroom, refinished hardwood floors, spacious living and dining rooms, and a stunning kitchen!

Then you'll be fine.Over time, rents will go up and improve performance.

Purchase price: $55,000 Cash invested: $65,000 Sale price: $140,000 First complete renovation all but reframing--new electrical, HVAC, plumbing, complete bathroom and kitchen demo and remodel.

A new kitchen on the first floor.

Kitchen FinishesThe kitchen will have white cabinets and white subway tile.

Some years smoke detectors need to be in kitchens, other years it gets changed.