Put $10-15K in to get a brand new kitchen, refinished hardwood, recessed lighting, and brand new bathroom.

So I wouldn't make a selling decision lightly (or a rental decision) and I am really loathe to give up a good property with a rate that may never be had again.

The courts did not take lightly the forced deed in lieu at signing and rejected it.3.

And I can see why the different offerings (some stock light, others heavily) make sense.

Install cameras and exterior lighting on timers, place no trespassing signs, and place items that indicate occupancy - like a BIG dog bowl near the front door, shoes, etc. 

I’ve had to widen my search radius to smaller suburbs or target properties needing light cosmetic work to make the numbers work.Value-add opportunities: Adding amenities tenants love, like finished basements or upgraded kitchens, seems to justify rent premiums in this market.Navigating the competition:Be creative with financing: Seller financing or partnering with other investors has been helpful to secure deals when conventional offers didn’t cut it.Work with local agents and wholesalers: They often have their finger on the pulse of off-market opportunities, which is critical in a hot market.For those new to suburban Chicago investing, I’d say the key is finding the “sweet spot” neighborhoods—ones on the rise but not yet maxed out in price.

A nice multi family property that you can do some light fixtures on sounds like a perfect strategy for you so you and your wife can have your own unit.

To deter the break-ins you need to have window coverings on all the windows, a light on and not advertise that the unit is vacant.

After feeling hopeless, lost and confused about a year ago, I'm happy to report that I'm starting to see the light and the path to wealth after taking consistent action, and am excited to be seeing the progress.Cheers, to constant and never ending improvementArgel

@Scott Schnabel actually, the cities of Hazel Park and Warren require a DL from someone at the PMC and write the tickets in their personal name.