I like to stay around 40k per bed around campus with our investors. 

She goes from real estate group to real estate group trying to pitch her program where she shows a home that she says she makes the tenants do the repairs, rents them the house by the bed and makes tons of money doing it.

Especially if you don't pay sales taxes like hotels and real bed & breakfast facilities do.Some cities might not care if you do these short-term rentals at all.

My taxes are not horrible approximately $3,500 a year on a 1100 sq ft 3 bed two bath.

Profitable 20%-40%)Additional SF at below market costChange layout for more beds/bathsChange layout for Practical ReasonsRaise Roof for additional LevelBUYER & RENTER APPEAL: ("Impulses" Sale and can be Profitable 0%-25%)Upgraded countertops & cabinetsUpgraded BathroomsUpgrade FlooringInterior Trim Upgrade (Crown, Chair, etc.)Fresh Paint & WallcoveringCURB APPEAL: (First Impression Makers but not much ROI)Upgrade LandscapeChange Exterior Colors / Paint BrickNew Entry Door / Door Surround TreatmentNew Entry LightingSurface Coat Concrete Flatwork / Asphalt

I closed on #37 this morning. it's located in westland. the surrounding cities are Canton, Garden City, Livonia, Redford and Plymouth.it's very different than what we normally buy to a point that it's unusual for us. we always get 3 bed brick ranches with a basement (see the website in my profile to see a list of them) but this is a bi-level. that means that once you enter the front door, there is a landing - then stairs UP and stairs DOWN. the rooms are upstairs and the dining/kitchen are downstairs. no actual defined "basement".the living room is upstairs and it will be converted into a 4th bedroom. an extra room means more rent for me.here's what the numbers look like:purchase price - 72k cash (they were asking 79k)rehab - who cares, but around 12k,i'd guess. maybe 15k. the bank had to change the roof since it was caving in.taxes - ~3k, maybe lessrent - $1,250 (no garage, but a shed)ARV - i dont know, maybe around 110 (but i dont care about arv)we just updated #31 and have a few just waiting for us to get "free", but that does not seem to happen. so i am just holding 2 vacant at the moment.between updating flips for other investors in Plymouth, baths for homeowners in Northville and basements in Livonia, it's hard to find the time to work on all our houses.it will cashflow nicely, around $350, maybe more, maybe less. at this point, i am more concerned about the number of rentals to increase as long as there's a cashflow over $300. fifty dollars a month is not a deal breaker. i still self manage everything, have an assistant that rents them out. i have developed a team and a system that lets us crank them out consistently and at a very high quality. i do not like to have issues once rented and hate going back to fix things that we could have caught while working on them...so we take our time and change everything that needs changing.let me know if there are questions, i'll answer anything.

@Neal Collins: I use that amount per room as an estimate of what the total property would rent for because it looks pretty close for entry level 3-bed homes. 

Also i can get about 2k a month for that unit in my market (compared to 850-1k or so for the rest of my units).Because of that i would like to move into one of the 1 bed/1 bath units that is currently occupied.

Or if it's better to BRRRR or FlipHe would either help with rehab or simply lend money at interest.SFR 3 bed/1baPurchase detailsPurchase: 47k cashClosing costs: 2kRehab: 15kI fund 22k cash, he funds 42k HML 12% interest only.Rehab time is 2-3 months in our spare time and around $1000 in holding costs (taxes, electricity, water, etc.)Rent post rehabRent income: 1000 a monthFixed expenses: 612.50. 8% Vacancy, 8% capex, 7% repairs, W/S/G, 137.50 Taxes, and 10% property managementGross income: $387.50 a monthOption #1 Cash out refinanceThis is where I am confusing myself.ARV: 95kNew mortgage of 75% LTV with $2k closing costs rolled in: 75,250Does this mean if I cash-out refinance I would get 23.75k cash, and have a new loan of 75k?

Investment Info:Single-family residence buy & hold investment. 940sf 2 bed 1 bath condo in Florin Rd area of Sacramento What made you interested in investing in this type of deal?