And we definitely prepared to rehab half of the units, budget $3,000 a door.

So, be prepared to do some house-hacking first. 

@Jasmin Wampler I would ask your landlord if there is anything special you should do to winterize.

If its a hot market and good deal be prepared to have that then turn to highest and best scenario.Now if you are sitting back waiting for your realtor to send stuff and you are not satisfied with what they are sending, shop around yourself on zillow and realtor to see if you are seeing better deals than what they are sending.

They finally approved it in early April.I imagine a better contractor could have been prepared better.

I'll be preparing a modification to my modification!

I'd be prepared to spend about 10% of my profit on marketing, some of that would go to materials/mailer costs, and some would go to paying an employee to do the work.Do you have a recommendation or rule of thumb that has worked for you?

I know at the end of the day it’s my decision to pull the trigger on an investment property but I want to make sure I’m a little prepared before I go in.  

If the issue is purely cosmetic, then hell no.....not a chance.You are supplying a livable unit for them....on the VOUCHER program....you aren't building them their dream home.Do this and prepare for the flood gates of other things they want to upgrade to make the place nicer....Unless there is a safety or health issue, they can pound sand or move somewhere else....at which time if you want to upgrade the floors and up the rent, then go for it....DO NOT DO IT....

However, my other HOA charged a special assessment which is another $110 a month.