The potential conservative return on what I put in is well worth it. 3 new bathrooms, new carpet and new flooring in the whole house plus a brand new kitchen.

Buy the right equipment and don't cheap out on the tools, process, or paint (I like Sherwin-Williams, Benjamin Moore, or Pratt & Lambert avoid the big-box brands and don't fall for "paint and primer in one").

Not necessarily all of the cost, since you weren't expecting a brand new flat roof with a full lifetime remaining. 

As far as your actual score, I never noticed my score going down after purchasing a property but my score did drop a tad when I went out and bought my brand new truck!

Now, these houses I'm specifically referring to run about 230k and are brand new so no flip required and the monthly payment would eat any potential to save money but that's not the point.  

@Martynas Fedotovas  you need to build a brand and become a go to expert in the area of the investments you’re looking to raise capital for. 

If you are concerned about "Drylock" then use another brand...

To go even further, your capex and repair assumptions are going to be based on a few things.1) Age of the building - the older the building, generally the higher the repair expenses2) What repairs are you doing to the building - if you are renovating the entire building from top to bottom, you may want to be less conservative on the repair assumptions as everything will be brand new3) How conservative are you as an investor - some people will model properties out with zero room for error and they may assume a lower repair cost that you will4) What is your end game - if you are going to hold the property long term, I would assume higher repair costs as compared to a fix and flip that you will dispose of in a few months.Let me know if you have questions.

Found this deal between two brand new shopping centers and right off the main interstate that goes into New Orleans.

@Steve H.I’m a brand new agent so take this FWIW.