The private loans are the ones we're trimming off but the "Public" loans - held by the Government - are getting the long haul treatement.The deal with forgiveness is 2 fold:If you work in the public or non-profit sectors for 10 years and make 10 years of on-time payments, the rest is forgiven.If you make 20 years of on-time payments, the rest of the debt is forgiven.  

They'll be "investor friendly," but likely nobody I've used in the past.For the most part, this is what we'll be doing to both of them (with estimated budgets):-  Lead inspections/clean-out/permits:  $1000-  New plumbing (and new fixtures):  $6000-  Upgraded electrical (and new fixtures):  $5000-  Install forced air heating/AC (ductwork and units):  $7000-  About 50% new sheetrock and paint:  $5000-  Flooring: $2000-  Cabinets/countertops:  $4000-  Replace doors/trim as needed:  $2000-  Appliances:  $1000-  Exterior repairs as needed (doors/windows/etc): $3000-  Misc:  $1000TOTAL:  $37,000 +/-I've done literally a 50-100 rehabs of this exact scope, though I've never done one for a rental unit. 

Wood trim is fairly cheap and can go up real fast if you know what you're doing!

Does the trim have to be replaced?

The costs that you listed for flooring, baths, kitchen, and exterior (including siding, windows, doors, and aluminum trim) match what I have been paying for mid-level finishes.

So, painter ($300, they had poorly repainted the trim around the doors and windows), cleaners $180, carpet cleaners $145, new mini blinds $80, lost rent $950, and a fair bit of time just dealing with everything.

He also cases in the windows with wood trim.  

Sometimes just painting the trim will spruce the place up as well.

On those look for value-add opportunities, like trimming expenses, increasing occupancy and rent increases to bump up the NOI and thus bring the cap rate back up to market levels.

How does a mold problem turn into a new roof, electric panel and tree trimming?