Augustine and there is very little room to make money on investments here and I know there are those who will say there are all these tired landlords and off market houses if you just drive around but really there are not...and now that the foreclosure sales will be online starting Oct 18 and folks all over the country and even internationally can bid that source will dry up because I think at first at least folks will overbid on those properties...that said please be careful about investing in Jax or Palm Coast ...they have their own issues !!!

@Gino Barbaro  I have owned self storage  it was a unique building in Portland it had 44 units 10X 20's insulated and dry walled with nice garage doors.. and there was 7k sq ft of nice commercial above it.we play heck trying to keep the commercial occupied.. it was in a bad location for commercial as it was off the beaten path BUT right across the levee form a few hundred floating homes and in the middles of a 160 unit townhouse project.. so it took a while but we got it all full. 

Great thread @Andrew Herrig i'm in that dry spell spot haha some time with no deals but I do have a few in escrow, its tough to keep your mind right.  

Once the primer dries, you can spackle any imperfections.

Had to get custom locks and learn how to do that since the locksmith wanted $1500 alone because of the odd dimensions and backsetDemoed the interior and single handedly filled two flat bed dumpsters, need atleast 1 more for the trash still present replaced the wood siding and framing for one of the balconies, will be laying down the epdm waterproofing this weekBought a few french doors from craigslist, which happened to be the exact size I neededinstalled a new cross beam section (old one was rotted and sagging) above the old 4 panel french doorsI also removed the stucco from most of the house and am putting up new plywood and homewrap on as much as I can, keeping in mind the bottom portions will need to be replaced due to the sill plate/foundation issuesReplacing the fascia as I come to it with PVC AzekI also have some tile, toilets, chandelier/lighting, and various other components I need but have not started to use yet.

Very possible to find floor rot when you pull up certain areas of the floor, etc.

Question becomes:do i charge washing & drying fees on equipment I own VS.do I sublet the laundry service to some vendor an split the income.I suggest the latter has lots of economic sense and zero owner liability.

The all-in-one combination units I've had success with on 1 bedroom remodels, but they allow a smaller load per cycle, and take a long time to go through a whole wash/dry cycle.

Drying towels will be your bottle neck if you have large groups.

However the cleaners still have extra time hanging around for the towels to dry which translates to expensive cleaners.