Don't get caught up with the big picture, it will paint itself as you go.Tell yourself you will be successful and you will be!

However I have spent almost half of my waking hours fixing roofs, furnaces, sump pumps, and painting. 

Thought I would post a question.House:Split foyer, 4/3, 2400 sq ft, was a FSBOHouse background & current status of reno: bedrooms are carpet, bathrooms are tile, downstairs laundry/mud room & bathroom are kinecto luxury vinyl plankPurchased for $128,500 and currently have close to $26,000 in but have some expensive stuff left like flooring, kitchen counter, kitchen cabinet redo, deck, new exterior paint...will try to save some money by selling the house through busy bee realty serviceConsidering for the rest: engineered hardwood or laminate and want it to flow throughout the main areaNeighborhood: older, established.  

As an aside about the sign ordinance:Here in San Pedro, I've counted at least 7 different VW Buses , with new paint jobs (each one a different color) advertising 1 hr massage for $ 35.00.

@Joel Owens Thanks for a different perspective.The extent of my jobs vary depending on the exit strategy and the condition of what I walk into.Holds are usually interior updates with basic finishes throughout - paint, floors, fixtures and new mechanicals if needed, otherwise I just have the mechanicals inspected and tuned up.

The rental mgmt companies will paint a very rosy picture to get your business. 

I wasn't counting for paint or small things of that sort.Besides that, I ran the numbers and found cashflow to be positive and, if my estimate is accurate, about a 12% ROI.Does anyone currently invest in NB that can shed some light on the markets there?

I work for a paint manufacturer and can get you paint for $5-$10 a gallon.

Another example was a small dent in a wall that didn't need to be filled in that I puttied anyway... then realized that was one of the few walls in the house that I wasn't going to repaint and I didn't have the original paint color.

If it's light rehab (paint, paper, minor stuff) then you probably don't even need to pull permits.As far as if it's too big...