There minimum investment is $10k (and they will consider going as low as $5k).  

I'd probably get a good cash profit out of it, even if I sold it at the low end.  

Planning is great - I never was good at that - words are easy to put down on paper - other people's ideas are fun to experiment with and can make someone new in this business feel good for awhile I guess.Over 40 years ago I can recall as if it were yesterday - I was where many of the new folks on this site are today - I was motivated to make money in real estate - had a giant desire to create a little success (the low pay awful job I had, and a jerk for a boss just wasn't cutting it  - but I had motivation - i discovered quickly that it takes more than motivation to pay the bills.So this one seminar I took the guru said "set a goal, build your team and find a mentor".OK - I set a goal to get rich in real estate - to buy one house a month and to quit my job.

Sure you could list every item on an inspection report "chip on light covers", "dirt buildup in basement corner" and request them all fixed to end it, however you can't just say "I changed my mind".

I have a guy that works way cheaper then he should and does them for about $1300 labor which I know is crazy so I am trying to get a grasp on reality when I start shopping rates again.For a small full bathroom we typically do a complete gut except we keep the tub and reglaze it -  Labor usually consists of ceramic tile shower surround/tile floor - new toilet,light,mirror,towel bar,faucet, shower head - trim and painI know this is region specific but just interested to hear others

I have come to realize that working 40 hours a week with low pay will not allow me to live the life I want to live.

How long do you think the low interest rates will be around?

That property tax number is way too low.

Units: 36Building Size: 28,000 SFPrice/Unit: $27,777.78Property Type: MultifamilyProperty Sub-type: Garden/Low-RiseProperty Use Type: InvestmentCap Rate: 11%Gross Rent Multiplier: 5.26Occupancy: 92%No.

Have you read @Brandon Turner book The book on investing in real estate with low and no money down?