well your strategy seems to be working well for you-(my daughter and son in law also kept their first home purchased in 2009 for 400k and rent it out for  positive cash flow-it’s worth $1.i now)-maybe not everyone’s cup of tea, but there is something to be said for simplifying your investments.

A typical newbie mistep is to ask “Can I buy you a cup of coffee or lunch & pick your brain” Rather, look at the skills & expertise you bring to the table & offer those.

Paint, carpet, change hardware and fixtures.

New vanities in bathroom, new light fixtures, new towel racks, all new appliances.

I actually tried wholesaling for a very short period of time and determined it was not my cup of tea, but from the little responses I got I quickly realized it's not "easy money".

Furthermore, as we replace older HVAC (expected Capex expense) with new ones, we are gaining more energy efficiency and lower utility costs.Water conserving fixtures will be installed early next year.

They charge $715 per PFU (Plumbing Fixture Units) and mine came out to 19 PFUs (bathrooms,sinks, kitchen, washer, etc...). 

Unit 2: I installed new interior doors, trim, fixtures, paint on main level and basement.

.#2 Explore Lowes and Home Depot to Learn about Material PricingTake a tour through Lowes and Home Depot (or their websites) and look at finishes materials and fixtures that you will consider using in your rehab projects.

The definition of "unfinished" can be disputed as well, and measurements can just be off.Another factor is that lots of money put into things like custom landscaping, exotic fixtures, outdoor living spaces and even flooring materials might add zero value to an appraisal even if such items would entice a knowledgeable buyer to pay top dollar.