The sanitation workers will leave your bags at the curb.

. $100 + per month till thy leave.

I dont mind selling, cash out refi or leaving it the way it is  but I am just trying to do the best thing here.

If they leave, i put a couple grand back into making the home BETTER than it was before.

If you do it right, after one year seasoning the ownership, you will cash out refinance after you forced some equity.Hopefully you will have more than 20% of forced appreciation, thus allowing you to get a 80% LTV mortgage, leaving "no money" in the deal. 

But if the upside is an extra 30k in NOI, I'm not willing to pay for 80% of that, leaving myself with only 20% for me to profit on.

Medford/GP Area) I'm interested in the BRRRR (Buy, Rehab, Rent, Refinance, Repeat) and would like to begin ASAP.Main question would be if any investors in the Oregon have worked with any Rehab Teams / Property Manager in the area.If you could leave your comment/opinion of their work, I would highly appreciate it.ThanksBrent

So I decided to leave my career and pursue real estate so I could have the flexibility to care for my boy.I consumed everything about real estate. 

Leave me your phone num and best time to reach you and ill advise you 

The benefits of in house property management is the seller or turnkey operator still has skin in the game after purchase and can exhibit low costs for the long term investor.