On the other hand, as RE agent with only rental experience and no experience as a landlord or rehabbing (my full time career is in fitness) I understand how the kitchen and bathroom looks is very important.

I'm currently looking at a house in Raritan, that is in very bad shape.  

The expectations have to be set and performance discussions had periodically either scheduled or unscheduled, good or bad. 

I've had to do such things only when there was a private lender involved and bad blood between the parties.

I started off my real estate investment career by getting money from my relatives who were willing to work with me.

I have not done one for a change use though.. in our state those are next to impossible to do and I would not even try.. but it could be vastly different in your jurisdiction.. and its too bad its not administrative..

@Pierre Dalati No, please don't do BS stuff like 30 day inspections, that's just being a dick to sellers and asking for trouble and a bad reputation.All you need is to get an option on the property.

I reside in Houston, but I have boots on ground in Memphis, TN and Shreveport, LA.Wishing you all a fantastic day and overall career in RE investing!!

He was open and honest and said that he had bad credit but I was shocked when the application came through and he has $40k in collections as recent as March 2018.

The house is in very bad shape and would be a complete gut but in a decent nerighborhood.