Reason is probably just an error, maybe internal as opposed to external measurements.

On the other hand, the cash flow is excellent right now and I do base my investments on expected cash flow (as opposed to expected appreciation).

I was in a position where I had sold one unit and to avoid bank penalties for early repayment of the mortgage (common in Canada)  Stephen:Fixed-term, variable rate mortgages ... your penalty is only 3-month interest as opposed to the dreaded IRD.

There is a massive opportunity cost when you do the work yourself as oppose to contracting.

Plywood is $50/ square. 3) Windows are $220 per window. 4) Gutters are $2.50 per linear ft5) exterior doors are $250 installed each6) Driveway is $4 sq/ft for 6 " thick7) Garage Door is 1 car $500, 2 car $1000.8) Exterior paint is $1/ sq ft of the house9) A/C $1,500 for a 4 ton installed10) Landscaping: Labor is $15/hr, Mulch at $32/yardInterior11) Kitchen Cabinets without counter tops installed, 1000 - 1500 sq ft is $1,500, 1500 - 2000 sqft home is $2,000, etc12) Granite at $30/sq ft installed.

With a condo, you can't typically alter the exterior, but as others have also mentioned along with me, you own the interior space in a condo and can do with it what you will, provided your HOA doesn't prevent it.

The only suggestion I have is depending on what you are doing on the exterior get that going while some of the interior is being finished so you can reduce your holding time and to get in on the market faster.

For me, I like staying busy all year long and that means get your exterior work done in the good months, and do your interior work during the winter.

I also think you could consider staying with the original exterior color, and perhaps painting the existing shutters, and adding shutters to the other windows where there is room (there are some good primers that will stick to the shutters).Likewise, can you keep the original entrance awning (perhaps raise it a few inches it looks really low in the photo?)

IE  NY NJ and other common wealth statesas opposed to states like GA and MS and TX were your in and out of foreclosures in 6 months or less.And for those reasons in my HML days I would never ever consider lending in those type of states.. you basically cannot have enough equity to cover your short position if the buyer defaults.. those invested with POL are finding this out.