While I lived there I replaced the flooring throughout the house, I painted the garage floor, had a sprinkler system, sod, and a concrete patio put into the backyard.

Then not doing any back and forth with individual buyers, just have them submit their offer and choose the best one.

You can view a few photos here.It is located near 88th and Wadsworth in the Kings Mill neighborhood2 story/ 5 Bedroom/ 3 BathMaster suite "loft" 500 square feetmain floor/ 900basement/ 900some good things:Roof is five years oldnew windows on the top floornew water heaterno signs of foundation settling home is overall maintained and well kept "just very dated"The expensive things:paint trim outside of houseHVAC is working  but is super oldNeeds painting throughout, with a room or two of wallpaper removalneeds wood floors installed on main levelcarpet in upstairs and basementnew appliances/fixtures/countertops in kitchencomplete remodel all 3 bathrooms entire basement is wood paneling drop ceilings in basement "possible other option?"

If I change no other numbers in the expenses and income fields, I always seem to get a better return both Cash on Cash and Annualized Return percentages when I choose Cash instead of the mortgage numbers.

Purchased price:  $111,000.00  (1 bed condo)I spent another $3k on stainless steel appliances, fresh paint and backsplash. 

If you are choosing very nice finish material the price will go up considerably.  

Just look at this sexy paint job.

Since our purchase the market has started to level out but noticeable increase in the value of our property nevertheless. 1 month of sweat equity and a fresh paint job, the place looks pristine. 

You can manage your llc but you can't participate in it--no painting, remodeling, etc. 

You could set up a schedule for labor payment according to how much work is done but pay the largest balance at the end.I was talking with a buddy that owns a painting company in Minneapolis today and they don’t pay their subs until the job is done.