I was honing in on seller finance or a lease option but the market isn’t in my favor right now so my cold calls are like ice cold calls.

In other words, go middle of the road with most things.Where I'm thinking of spending a little extra is on low-end granite countertops and a fridge with an ice maker.

Some tenants thought it was a key to a secret massage parlor.

I believe they will pay months in advance too, so that could be a nice icing on the cake if you have a longer lease.

And heres the possible icing on the cake, one side is on a major road though this resort area, so that opens up possibly boat storage, retail, splitting it into building lots to sell or build rentals.

I am long hold on this property , in an area where I believe it will really gain in value (this is the icing on the cake ;-)What are your thoughts on a unit that has slightly lower cash flow and COC return, but solid IRR?

I manage an ice cream manufacturing plant by day and learning to be a real estate investor by night.

She is already on thin ice for other reasons.Looking back I see some red flags of her drama inviting life style that I overlooked initially.

Especially if you live in an area that gets wind/hail/ice damage. 

For roofs, if there was a leak or an ice dam and the insurance company finds out an unlicensed contractor completed the work they will not pay for another repair or for the damage caused.