There are two items that are tied and they are sanding and deaing with cloged plumbing fixtures, ie years of hair in the shower trap only discovered after tenant moves out.

'Theres no doubt the $8k will stay' I agree .. read today an extension of the tax credit may get tied to an unemployment bill.

We were fit to be tied before that happened.

., but no sense making things more complicated.)Therefore, I think when you're looking at your real estate investments, you have to assign some value to your time, and deduct that value from your profits to see what your "real" profit is from investing your capital.If (1) you have $500,000 in equity capital tied up in real estate and (2) you're netting $200,000 a year from your efforts and (3) you spend 1,000 hours a year on the business and (4) you have other earning opportunities that would pay you $100/hour (and you could bill 1,000 hours a year at that rate), the value of your time is $100,000, so your true real earnings on your real estate capital are $100,000, or 20% of your $500,000.

These are quick flips that I rarely have much money tied up into and the key is that I have a strong list of professional buyers that know the game and act quickly on good deals.

I'm fairly new to investing and have had quite a busy year moving from phoenix to memphis and back to my hometown of Detroit, recently tied the knot and purchased 3 homes (1 as my primary residence, 2 as investment props).

I can pay cash depending on the costs of the homes and if the numbers of tying up more money in the homes is worth it.I am open to SFR, duplex, or up to 4-plex, it just depends on cost versus rents and if the deal will cost out for me.

We're making interest only payments ~ and the interest is tied to prime (currently I think we're paying about 5% or so).

I'm sure there is something we could/should do, but I don't think it is much more than cleaning.I thought an AC unit would cost more than that, so thanks for sharing those numbers.so my numbers would beOffer at $110KCash Flow - $340 = $85/door  cash on cash return is 7 years.Offer at $80K starts to make sense, but still not goodCash Flow - $477 =$119/doorcash on cash return is 4 years.You mention paying for repairs with cash flow, only three unit are rented so cash flow is actually negative in the beginning, because the other unit will have expenses, turn over and maintenance cost.I can pay for the repairs upfront, but I was trying to have less cash tied up in this property.

The opportunity in this deal was repositioning the asset through a stronger management team.