I would still be will to take on expenses like landscaping and some remodeling/rehabbing items that I took note of during my initial walkthrough. 

Show them on paper how much more they could make and how they can spread out any tax liability over the life of the loan balance.The next item will say that you need to contact Real Estate Agent(s) that is experienced in that area and has worked with people that did what you wanna do. 

And to not get burned when investing with an emphasis on appreciation, you need to understand your market down to a gnats-*** level of detail and watch it like a hawk. 

@Eric Schrader It's hard to talk about the deal without knowing the deal details.

List of items to be done - (inspection next weekend)HVACAir Conditioner addition to current forced air furnaceElectricalGarage door motor to 1 car garage door Install recessed lights in living room, and new light fixtures in bedrooms, living rooms, kitchenReplace light switches/outlets to square plastic whiteFlooringRemove carpet, tack boards one main floor and top floorInstall vinyl plank flooring throughout main floor Same baseboardPaintingPaint all wood trim whitePaint kitchen cabinets whitePaint all wallsStructuralRemove half of kitchen wallSliding door for half bath on main floorKitchenReplace kitchen counter top, and match bathroom vanities with sameReplace kitchen sinkReplace appliances with stainless steelBathrooms Replace countertops with same kitchen counter materialGeneral workInstall window blinds on all windows

Use the security deposit for damages, missing items, and cleaning, before using it for unpaid fees and unpaid rent.This is a good time of year for finding a qualified tenant.

Quick question,

So I usually calculate 3% in my deals analysis for closing costs. Or that was what’s recommended to me from other users here on BP. So my question is, what does that include? I know sometimes the sell...

Just kind of want to know the details before potentially attempting.Just want to know details such as how long it takes, where to refinance, what are the chances that my refinance doesn’t go through, etc...

If you want more details to see if you are a good fit for the program, let me know and we can set up a phone call to discuss.

That's to protect the investment and ensure one random event doesn't implode the whole deal.Then I look to do lower cost (to me) but high effect (to a tenant) items, paint, flooring, appliances, new gravel on a driveway...A few years into it, even if values in that neighborhood have also grown by then I should have a house above the mean rather than below.