:c)But as others have mentioned, there are many other ways that hiring illegals can and likely will come around to bite you... even ruin you.

This often ruins any finished area in basements.

I'm trying to figure out how to best add a bedroom, raise rent, and also not feel like I'm ruining 4 tenants lives (obviously I'd like to do right by everyone and also be able to create the value in my investment.)Next, the current owner pays all water, sewer, trash, and gas. 

AS you state a 4k turn over just ruined 1 to 2 years of cash flow you will never get back and it just gets worse.Suggest you look long and hard at exiting and getting into a situation in Memphis were your rents are well north of 900 and cash only with those that actually qualify.... other wise you will continue to provide housing as a charity  IE your donating your money to house someone who really does not care... remember what your usually dealing with here and why you have this damage..

Those are the ones who ruin the reputation of the business. 95% of wholesalers are fly by night, here today and gone tomorrow, and what ‘deals’ they try to peddle have overinflated ARVs and underestimated repair costs.

The seller's credit will be ruined, even though they have no control over the buyer making payments anymore. 

They do some immoral, unethical, and straight up stupid things trying to make the $10mil per year the gurus promise... and they ruin the collective reputation of all wholesalers in the process. 

That is, if the market is falling a bit but you beautified 100% of your interiors, you could still command a $90 net increase in rents on average per door per month.Two other things I would point out, though. 1) A great operator can make an average deal go decently well (vs. the fact that a poor operator can **** up a great deal), and 2) Location, location, location: areas that are growing in jobs and immigration and the micromarket/location of the complex can make a major impact on the numbers and save a project from ruin by an average operator or even, manager.

After the 5 day period expired, we finally got them on the phone and received a long story about how the man lost his job and was diagnosed with cancer and they wanted to move out on 12/23 to go back with his family in another city.

Tenant calls to say he has ruined the carpeting while having a party, and would I replace the carpeting.