Was able to negotiate seller to cover $5500 for new HVAC and $600 for new dishwasher.

I had to paint the entire inside, outside, replace 3 broken bathroom sinks, reface the kitchen cabinets, trim trees, install a new stove and dishwasher and it took myself and one employee 13 day and we worked 12 hours every day.As for multi-unit properties, they cost less per unit, often get the same or more for rent than SFR's, we don't have to trim trees and clean yards every time a tenant moves, we always have tile floors and never replace carpets, we are always finished withing 3 days and our average cost to make an apartment look like it was just built is less than $3,000 and usually no more than $2,000.Believe me when I say it is like walking into a nightmare when we first walk into a 3 to 5 bedroom SFR just after a tenant moves out.

@Dawn Brenengen said it right the trade of is cash flow for potential appreciation.  

It will be hard to bring them back up to market rate when it finally dawns on you that you are barely making ends meet and have no money for the surprises. 

Haha I am only joking Dawn.

Thank you @Joshua Dorkin, @Dawn Anastasi & @Brandon Turner for the reply.We've already bought, rehabbed and rented 6 single family within the past 1.5 years and now need to find other ways to obtain deals besides the usual MLS.

Thank you Dawn!!

You can always use a dishwasher as a cabinet, you can't use a cabinet as a dishwasher. believe me non-dishwasher users can find a way to use the space. unless you are real low end, put one in.

@Dawn Anastasi & @Joe Villeneuve  @Joe Villeneuve, please elaborate on this concept.

Thanks for the response @Dawn Brenengent The property has been vacant over 10 years.