I was thinking I would need to get a hard money loan to cover that, and it would eat up most of the rest of the cashflow and then I would look to refinance within a year or two.

The new appliances were filled wirh mouse feces bug eggs and mold.

Remember: no one wants to poop in the bathroom off the kitchen when everyone is eating in there.

Andrew Carnegie, is quoted as saying "The way to become rich is to put all your eggs in one basket and then watch that basket." 

Nicely done it would make a big difference in how it looks in the photos and you can advertise eat-in kitchen.

The food you eat WAY more than 1% net. 

Better software will give you the option of charging the Tenant for those ACH fees, but I personally eat the cost of them.

Some are willing to eat $150k on the spot.

@Caitlin JonesSell and eat your losses but several questionsWhat was your original budget?

This one again was purchased all cash.This one is hurting a bit, CoC return only at about 5% seem like repairs and cap ex issues eating me alive. if I had a loan at current rates would be losing cash each month.