Here are the numbers:$455,000 purchase price$5,492 closing cost$56,000 renovation cost$4,000 landscape cost$5,351 various costs including fixtures, appliances, staging furniture, etc. $1,370 taxes$150 total utilities$29,925 commission$5,000 closing costTotal cost $562,288Listing price $630,000Estimated net profit $67,712Here are some before and after pictures:Living roomLiving roomFireplaceFireplaceDenRemoved den, replaced with mud room with tech center.KitchenKitchenRemoved the kitchen and replaced with Master room and 4th bedroom.Makeshift 3rd bedroom (across from kitchen).Removed the 3rd bedroom and converted to dining room.Removed the 3rd bedroom and converted to dining room.This was a family room (back of the house).Moved kitchen to back of house.KitchenBathroom #3Bathroom #3

It looks good to me, but nothing gets by the Deal Analysis Forum.Here are the details:Asking Price: $230,000 (I ran my numbers on $220,000)Units: (4) 2 bed / 1 bath, rent for $700 eachBuilt 1966Tenants pay utilitiesIncome: $700 x 4 = $2800 / month or $33,600 / year Expenses (per month): Insurance: $66Taxes: $346Vacancy: $280 (10%) Management: $280 (10%) Misc repairs/Long term capital expenses: $428^ I just took 50% gross rents and subtracted all other expensesNOI: $1400/month = $16,800/yearFinancing:$220,000, 20% down = $44,000Loan of $176,000 at 5% interest = $944 monthly payment Cash flow of $1400 – 944 = $456 or $114 / doorOR (if I Owner Occupy)FHA 3.5% down = $11,000Loan of $209,000 at 3.5% = $1,012 monthly payment NOI of $700 (since I will be occupying one unit) means cash flow of -$459 (assumed $147 of PMI added)This property is in an ideal location - great neighborhood, proximity to schools, park, and community rec center.

Now that we re past the do I do it or not stage  I'd like to make it as easy to use as possible. 

So if you receive two reponses from me then you know why.So I was thinking that this is an interesting strategy, however at what stage can I play this, from the time I make my offer?

My background as an ADA compliance manager for a major medical center affords me of knowledge that scares off the fakers and relieves those tenants that do have a qualified disability and the need for a service animal.The Federal Fair Housing Act is the most significant law that comes into play for housing providers.

I've noticed in my area that a lot of the staging companies use very generic, dare I say, cheap looking furniture to stage with.

The problems are that while the neighborhood is rapidly up and coming with a brand-new courthouse, brand-new health center, brand-new art center, huge university presence , new bars and restaurants, there is still a level of transients in the area that make me Worried about a building there.

I will typically have materials delivered in increments depending on the stage of the rehab.

I am only in the beginning stages of real estate investing with two current rentals, and I just heard about Freshbooks.com.

I see that although buying a Foreclosure for cash could work out well, purchasing in the pre-foreclosure stage would be necessary to assign the contract.And yes please, I'd appreciate it if you could refer an agent to me.