You are basically covering your deposit and children are likely the ones to destroy the unit the most haha.

The one concern would be the inherited tenant, who has really destroyed their unit.

Also keep in mind that most markets if your talking lower end starter type housing.. buyers are going to want seller credits for closings costs and wont add it to the price.so figure your closing cost at 10 to 12% of your gross sale price unless you are your own agent and can save on the list fee.

In one case dog had destroyed the carpet but it was Fannie Mae rehab crap anyway,  we just ate the cost of a new carpet.  

Then find yourself a lender that is clear on how to make sure zoning wont be an issue.

I have found tenants destroy washers and dryers so we do not provide them anymore.

Here are the facts,- Property is listed at $400k- ive been told the seller wont accept anything less than $350k - Has about $35k worth of work by my estimate - Plan to add new bedroom and bath in basement, - update kitchen cabinets and appliances - Update 2 bathrooms - almost all flooring - Paint all interior - waterproof 1 wall in basement Really need some help validating my numbers.

Not saying the wont come back but they might not either.

The reputable firms wont do that, they get a lot of referral business from agents and investors, because they don't oversell.

If you are lazy, stupid and/or a slacker, it wont matter..... the issue is really knowing "what/who" you are.......seen plenty of people that are just straight up lazy tout the "college is a waste of time....degree is worthless"...but they aren't out there hustling to do anything else either...... they are just lazy and want to appear smart by not getting "tricked by the man".....