Re: lawncare, this is what one of my leases says:LAWN CARE:Tenants is responsible for all lawn maintenance including, but not limited to: cutting, edging, trimming, weeding (inclusive, but not limited to flower beds), proper watering, fertilizing, and insect control to ensure that the lawn, trees, and shrubs are maintained.If Tenants neglects proper yard maintenance, the Landlord or Landlord’s Agent reserves the right to secure services of a professional lawn maintenance company, which will be hired to maintain the Premises at the Tenants’ expense.

When it runs out (lets say we get 3 with the LOC), we combine the 3 under one loan (at 75% LTV) and refill the LOC again. the LOC is at 4.5 % interest only, so the faster we pull the loan (20 yr at 4.95%), the better it is.this way has helped us grow significantly. otherwise we would have to wait for months to save up the cash!!

New paint everywhere, new light fixtures, two new bathrooms (new vanities, lights, fixtures minus the toilets), a totally new kitchen (new sink, countertop, backsplash, appliances, new front door, new GFCI outlets in every room, new supply plumbing throughout (a few new drain lines as well) and a new ceiling in the master bathroom.I hired out the repipe, the backsplash, and the painting, and did the rest (and fifty small things I didn't mention) myself. 

Here are the details:Purchase price: $92,000Closing Costs: $1,200Rehab budget: $7,500ARV: $125,000Rent: $1,100 - $1,150The house is in Kennesaw, GA in a great location (minutes to interstate, mall, outlet malls and other shopping and Kennesaw State University.)The house had been rehabbed back in 2010 and from the pictures, it looks like they had done a nice job fixing it up.  

outlets in the living room in the "rewired" houseLong term and bad water damage in the crawl space that had been professionally dealt with after the fact, but the increased moisture had left behind mold.Shudder.If we were local and weren't trying to get a renter in by August 1st (school starts the 15th), we might have just accepted a heavy discount.

Can it be cut with conventional tools, for say adding a wall outlet?

It's not a glamorous goal but it will allow us to retire at the age of 30.Our renovations are as follows:Laminate $1.99/sqft20x20 polished porcelain tile($1.07/sqft) w/backer board, thinset, grout $2.85/sqft9' Granite counters $115 pcLow flow toilets $135 pcLow flow Delta showers $200 pcPedestal sink $50pc for half bathsSink faucets from China $54 PCNew bathroom vanities 48" for 2 center units $650 eachNew bathroom vanities 60" double sinks for end units $900 eachNew blinds for all windows verticals in living & dining, minis in bedrooms $500 from StarDecoratingElectric fireplace insert ($250) w/ ledge stone surround ($5.99/sqft) and mantle ($20) $500New doors $42-$64 eachKwikset handles & knobs $500 total for all units Modern kitchen cabinet handles $50 per unitTamper resistant modern outlets & switches-Leviton $200New lights $370LOTS OF PAINT!!!!

@Lauren Flower just sent you a PM

When I was a resident manager for a 20-unit building that I assisted to sell, we went through little stuff - changing greasy filters, upgrading outlets, power washing wood balconies, painting, fixing landscaping etc.

Thanks for the flowers - @Michael Henry is an excellent ressource for duplexes and the city, plus he is a GC and knows construction!