Condition of home is also good, maybe $2000 for new windows and fresh paint. 

I've inspected all 15, and 11 had tenants that have lived there 8 years or longer, 4 since the 90's. 1 is vacant ( they turn quick at that price, but I'm going to experiment with raising rent with hud when I close the deal on that one), 1 was disgusting, and 1 guy painted the house like an African jungle.

I made a contractor very upset by not accepting his bid and am trying to figure out if I broke some important etiquette rules of dealing with contractors.The story is this: I got two estimates from painting contractors for exterior painting of a large house. 

Skills needed are drywall repair, painting, and possibly some landscaping.  

2) Lead Paint.

Many contractors are used to doing full gut rehab but it's rarely worth the time, money or energy when you can create a similar looking result with some new flooring, tile, paint, fixtures, trim, or decorations.

However, he installs new 30 year architectural shingles, Stainless appliances, hardwood and tile floors, newly painted interior and exteriors, and more.If you are going to own a property on a street of mostly rental homes, I'd suggest that you stand out from the crowd.

I have had houses where I quickly painted them with the Behr ultra white and had no problem doing so.  

I will say that some sponsors paint very rosy pro-forma and in realty it's only in the mid-teens for the IRR I'm seeing.The ones that I see that are 20%+ IRR are more risky, like ground up or going after distress plays and these guys usually have significant buy-in $50k-$100k and longer holds 7-10yrs.There was an article I found before that talked about Rev A+ offerings (open to non-accredited) creeping up on some platforms:http://astudentoftherealestategame.com/passive-rea...Good luck!

It's not just the crappy areas that fall victim to theft.Take the time paint the tools with names and engrave stuff on them in more than 1 place.. so if they are pawned you'll have better chance of recovery,, take photos of what you havebut basically tools for some reason have legs.. they walk off.. never to be found again.The security system stuff is fine but finding the creeps and monitoring the system isn't easy..It's when they rip off the copper, and break stuff that things get personal.