Went out to the house  - making progress Will the contractor paintingNew full bath - This is going to drive a lot of appraisal valueRough in for new toilet and sink New shower pan New A/C "ain' she a beatue"Updated Garage Side view of the garageThere was some rot under the bathtub.  

Also on whether to retain the tenant or get a new one, it's almost always in your best interest to retain a tenant once you factor in loss of income b/c of vacancy period and then construction period for new tenant), legal fees, broker fees, etc. 

Honestly it depends on several factors.

Have the numbers been as accurate as you predicted or was there some unforeseen factors?

I’ve asked twice for them to upload photos to a drive for me to look at the property as I’m an OOS investor and can’t go there and take them myself.

Just slightly limiting myself as I prefer to live close to work as the occ requires, but would rather have some extra drive time to go along with some extra cash. 

@Daniel Sprague I drive a lot for my job, you might want to listen to the bigger pockets podcasts.  

There are multiple factors that determine the success of a direct mail campaign besides the quality of the list.

Lots by themselves often don't appreciate short-term, in my opinion, unless in very hot areas (CA, Pacific NW) or something drives the demand suddenly.

As @Knifie Burks said, Oak Park is pretty rough on prices, especially if you factor in the sky high property taxes.