Look at all the big box stores as they have weekly ads and our eyes light up when we see something we want that is cheaper. 

Problem is sometimes the tenants are dirty or horrible decorators or they are now living out of boxes so the place may not show well but what can you do.

Thinking outside of the box to avoid competition is a grat plan. 

I think there were 7 or 8 fake trees and countless numbers of boxes of ornaments and such.

ive looked at the box stores and online but havent found anything

Perhaps the tenant stored items such as boxes in the corners and the MILDEW (never use that four letter word) was caused by lack of air circulation.Gail

So be prepared.My first purchase was a 6-plex with 5 month-month tenants, my wife and I moved into the 6th vacant unit.Unit 1- transitioned to a lease, they stayed 3 yearsUnit 2- immediately gave notice because I knew they owed months of rent to the previous LL, they moved out, no hassleUnit 3- stayed for a few months, then moved out in the middle of the night....Unit 4- got lease, moved after 4 years for work. great tenantUnit 5- moved after a year to buy a house, great tenants.It can be a box of chocolates man...I haven't done a many deals, but it seems that 90% of the time it won't be a "text book" transition, everything is in motion, I suppose that's what make it interesting..

I carried a box of forms in the trunk of my car, carry addendums to the basic contracts so you can devise specific terms as needed.

Maybe your mortgage is 250 so then you have 250 cash flow.Unfortunately not everything fits into a neat and tidy little box.

It needs a new breaker box and light fixtures installed in about 3 bedrooms.