Any way.at that time we were buying wholesale deals in Detroit at 60 to 80k per house.. putting the rehab into them of 15 to 25k and they then appraised at 120 to 160k each.. investors pulled all their cash out plus usually a little cash back and were happy with 100 a month cash flow with money in their pocket after close.well it started melting down there actually about 05 06.. and at the end of the day those BRRR s that hundreds hundreds of investors bought went all the way down to 10 to 20k.. it was a blood bath..

Bottom line is you can't get blood from a stone.

The old paint is still in the garage, so I could make those repairs myself, but I know it wouldn't look nearly as nice as a professional repainting job.The kitchen/dining is painted a horrible BLOOD RED color.

Geez @Curt Smith We must be blood brothers.Formula- Buy-Control-Flip  low equity dealsSub2 and rent outLease Option and assign for 3-5%Wrap and re Wrap on Owner financing for spreadFree and clear no loansBuy on Installment Sale, no Dodd Frank if you are not living in it, turn the residence into "paper" "an annuity" for the retiree.Buy 10 of each, no banks, no credit.

In a nutshell: finance 5-20 houses/duplexes/tri/condos/apartments, have my renters pay off my mortgage, collect a small amount of income on top of that, wait 20 years(if i dont refinance) and sell building for pure profit after appreciation and inflation.I'm sure many people have thought this thru, put blood sweat and tears into it and could not come out on top.

Then I'd suggest running big fans with windows open 24x7, just circulate as much air in/out as you can.

Although the population count of the small towns in the Yakima Valley may be on the low end, they get "fresh blood" due to the hiring of highly educated agricultural professionals.Many of these people are here for a contracted term of one or two years at most and earn 50k and above.

Roughly how many are you looking to circulate?

In my eyes that's nearly 10%.So instead of cash flowing a comfy $500 I'd cashflow maybe 100, too risky for my blood.  

I am in a situation where I have a seller, who owns the property outright, is in his 60's and is semi-retired (works to keep the blood flowing).