Client to choose color 936 1.50 1,404.00 Completion Package for: light bulbs interior exterior ,all new doors stops BN, cover plate, all new outlet and switch plate covers. 1 350.00 350.00 Replace all doors and hinges 7 doors 7 125.00 875.00 Smoke detector in each bedroom 2 35.00 70.00 Replace 7 door knobs 3 private 4 passage BN 7 45.00 315.00 Hvac New Hvac system 3 ton this system includes furnace, evaporator coil/air handler and exterior unit 1 4,687.00 4,687.00 Nest thermostat 1 500.00 500.00 Add cage to exterior condenser 1 500.00 500.00 Flooring Sand and finish all hardwood floors 750 3.50 2,625.00 Tile kitchen floors and bathroom floors 200 7.00 1,400.00 - Laundry room Plumb washer hookups properly and add new spigots and trim box before new drywall 1 375.00 375.00 - - - - - - - - - - - - - - - - - - - - - - - Estimated days to Complete 63 TOTAL $48,597.00

When you perform interior remodeling of a portion of your single family home, townhouse, duplex unit, the IRC requires hard wire smoke detectors to be installed. 

Don't be thinking you are going to find a smoking deal that's listed with an agent...it's up to you to find the off-market deals where you can buy at a 7.5 cap or better.Remember, cap rates are going to rise with interest rates.

As a starting out investor, cost and how much risk is so important especially under the dark days of Trump.

Not saying you can't make a place more attractive or more marketable, but say you suggest a dark red on one wall, if it's not common in the market for a comparable home, it falls on you to show or prove the outcome will be better and at a price that takes care of your fee.It's reputation and that takes a long time to build. 

For smoking deals, just get under contract and line up the financing later.

I feel like it is too much of a shot in the dark for me.  

I have done some diligence on Parks exactly like this - the POH are a disaster and you're going to end up effectively moving all the POH out of there since they're already worthless and have to move in nice(r) ones so you can get better tenants and rent rates.Also when you're renting like that the area typically isn't nice and there is lots of crime, which means you have to spend money on fences and bushes with stickers to deter people that want to smoke crack in your homes when they are vacant.Capital intensive and cannot get financing.  

Thanks everyone for your responses.Tenants are now allowed back in the property, only two days later, which is great, but everything smells like smoke.

I guess we're just spoiled in the big smoke