There is increasing supply as a result of increasing demand but the real question you're asking is whether it's going to lead to oversupply and lower rents or not.

I know alot of people are charging 30-40 bucks a month around here and that covers the supplies to do the furnace and fridge filter but its still on the tenant to actually do the labor part.

More demand than supply.

Everything has been cash so far but I have contacted several local banks and all of them have said about 1-2%+ above regular mortgage rates, 3-5y ARM with 15-25y term, and 20-30% down.

The vast majority of "regular" or traditional (Conv/Govt) mortgages are originated by specialty lenders and brokers and are sold in the secondary market to provide yield on bank balance sheets (think Chase or BoA) or to be securitized into MBS.

But what do I know, I mean the richest man in the world right now uses Hollywood-level smoke and mirrors tactics regularly to prop up his otherwise questionably profitable companies and look at him, he's the richest man in the world...

Never pay for work that hasn’t been done.3.Verify Work Regularly: Have an objective third party inspect the quality of the work weekly and provide updates.

They're spending tax-payer money, so they'll cut a check without batting an eye.Document condition before and after with photos, inspect regularly, and you should be fine.

You also have to consider the down time of not renting while you renovate and likely having to fly in several times to check on work, meed contractors, pick up supplies.

If no one tells them about balance sheet, then real estate investors aren't going to focus on them.My clients are always looking at the balance sheets after I taught them the importance of it.There are a lot of times not just real estate investors, just regular business owners, they look at the P&L and say great, I made $100K this year, but my bank is showing $10K, where is the rest of the money.