Most have a break-even at about the 3 year mark with a reduction of 50 basis points (1/2%).  

The world is full of renters right now that would love to clean that place up for a break in the rent.  

It does have laundry but that just breaks even with the utility bill for the laundry room.  

I feel that it's a great area to invest in but it's kinda scary to think about investing in a house wheres there's more crime and break ins at.

The mortgage industry was not all but halted by the appraisal process and any policy of not speaking directly to an appraiser had nothing to do with law, but policies the bankers put in place to keep ignorant loan officers from breaking the regulatory changes. 

It is currently rented at $875/month which basically is a break even point.

My thinking is to update the kitchens with tile, nicer cabinets (stock so they don't break the bank), and add dishwashers (popular in our market) - but keep the other appliances until they stop functioning.

From there I added to it so that I would have enough for breaks or what ever happened while they were doing the job.So the part about labor still stands out. 

Thanks every body for the good wishes !

Investing is a new passion for me I originally was planning on a career in the medical field to get away from the hard physical labor I am currently doing (trying to think long term) as my body takes a beating.