1 handiman type person sounds reasonable, assuming that individual would be responsible for general lawn maintenance (grass cutting), general cleaning of hallways, etc. and everyday minor maintenance problems.In addition I would expect a PM to cost around $28K/yr. and assuming reserves mean Capital Expense Fund, again I would estimate at about $28K a year.I would definitely contract someone to fully evaluate the rehab costs and check with a couple of PM companies to get their ideas and costs.

Excuse me while I go clean myself with boiling water and bleach....

We were cleaning a shower door once and it fell off the guide once and almost broke.

We provide a staple, safe, clean environment for our client.

Assuming girl friend is not on title, or has a written lease, and comps say you can do a quick flip.Verify loan balance, with a pay off request from lender.You could buy sub2, since you're doing short term, then give girl friend 30 day notice to vacate, start eviction as a back up.Then clean it up and flip.1031 does Not apply here, it's for long term investments, not flips.

Roof is in need of replacement ($4-5,000) and could use some carpet replacement and made some laminate flooring and misc, paint, cleaning ($2,000) Property should rent for $700-$750 Per month.

It's a B/B- prop in a C but improving area that is starting to attract some hipster/artist types.I just rented a nice 1:1 on the same block that was markedly smaller but charming, with a good floor plan, for $495 - which was basically .90/sf plus $50/mo utilities.If I put that same model on the new duplex, which is clean plain jane vs charming, I get a crazy number... $900, which is more than a 3/2 in this area.

My normal cleaning crew even refused to work and left because as soon as they entered the front door.... they could SEE all the fleas jumping on and towards them.It's a mess.

On reading threads here about direct mail, I notice everyone excludes trusts when they're cleaning their lists.

I still think it has some potential as it is currently occupied and after walking through is in rent ready condition needing nothing more than some fresh paint and cleaning.