i didn't remember the permits and such so getting at least a handyman/g.c. would be a good idea for the first few jobs. and i am sure i will be obsessiv and nervous enough that i will constatnly go to the job site and oversee anyways. i will talk to my realtor and feel her out. she is not in real estate as a full time job but more as a boost to afford what they currently have. she has helped a few of us buy homes in our playgroup and did take me to some homes that were fixers when we were looking even though we couldn't get them (va loan...must be liveable). she has the knowledge about the market and is a little more astute with fixing/building projects so as long as she understands what i want and need i know she'll be an assett. i think she'll be understanding of the low offers. i believe a comment was that "well it doesn't hurt to put in [this] offer" for a range listed house. there were quite a few short sale and reo propertys when i was looking so i'm sure there are still plenty. i think the majority of personally owned homes that are on the market here are already fixed up so i will have to go with reo/foreclosure homes. problem is finding one that has a small loan and the bank is selling for that price. but i guess thats the point!

- Are there other factors, like curb appeal, floor plan, schools, do you care about rental rates, price range, etc?

Debt can certainly boost the ROI but leaves you very vulnerable on more levels to nasty surprises. 

Sold Comps in area (past 6 months)- Comp #1: 149.9k - 3/2, 1.434 SF, 1958 build, 1 car port, nice finishes (stainless appliances, granite in kitchen & 1 bathroom, tasteful tiled bathrooms)- Comp #2: 130.0 k - 3/2, 1,181SF, 1958 build, 1 car garage, nice finishes (stainless appliances, granite in kitchen & 1 bathroom, not a tasteful kitchen - color clash), few houses away from a major thorough fare in Orlando - Comp #3: 141k - 3/2, 1,081SF, 1978 build, 2 car garage, okay finishes (laminate countertops, not new appliances)Rehab Proposal- repaint interior and exterior- install dishwasher, microwave- new windows (12)- granite countertops - 2 bathrooms & kitchen- landscaping - small bushes out front for curb appeal, mow grass- put garage door back in to make one car garage - currently a shed with a lawnmower in it.- new toilets and vanities- install island- light fixtures (5)I used J.

It would boost federal tax revenue in the short term then cause a major shock to the market.

There's obviously price competition, curb appeal, and good management.

Over a few months, I've gotten rid of the trouble tenants, rehabbed the units, and am currently improving curb appeal.  

At the city level - or at the curb? 

Property is on two acres of land, so currently investigating additional ways to boost cash flow such as solar energy, separate garage lease, etc..

If it is a sale, does it have curb appeal?