He earned quick money as a wholesaler, and I have a house to keep)Rehab cost: $20k (vinyl floor, interior paint, new dual pane windows, new toilets and bathroom vanities, lights, new landscape, new AC condenser, all done by handyman, spent some extra money for minor plumbing and electric jobs, hydro jet sewer lines, clean up attic (had mice), added some insulationTime spent: 3 weeks (two handymen for the first two weeks, one for the last week)Value after repair: probably around $440kJobs still need to be done later: some dryrots, roof work (it's tile roof, roof doctor quoted me $9k, handyman said probably $5k, home inspector said $15k you can get a new shingle roof.

However with MACRS, the earlier years are still more heavily weighted than the later years. 

Upgrading fixtures, adding modern tile, and improving lighting can make a big impact.

You have more weight and you are a more important client.

They can power some basic circuits for days such as a fridge, basic lighting and the all important well pump.

.- That quirky, and warm, light switch that you didn't notice because you haven't been to the property in a year.- The shower that you noticed is awfully hot but failed to check into it more before you left.And so on. 

They are worth their weight in gold.They actually specialize in smaller multi family in the Lehigh Valley so their business is built around the model.

Usually people with good credit, income, can get funding for light, cosmetic rehabs (kitchens, baths, paint, landscape).

Try to take a long-term view—it usually helps remove the emotional weight and allows you to think more clearly about the problem.

true cash flow is only going to come either (1) after many years of ownership, when the property is stable and rents have gone up; or (2) with a completely different, probably tougher strategy or niche.think about a down payment, closing costs, light repairs, rent ready costs, commission to the property management company, then you fix a dishwasher, then in year 2 the furnace goes.