I believe that there is a long term return on investment on these types of improvements in form of longer tenancy and lower turnover cost.I love these red oak floors: they are money in the bank and can be sanded and refinished very effectivley.

When I go in a house if I see galvanized water line, cast iron water line and 2 wire electrical outlets I figure on doing the plumbing and electrical right off the bat, I really want to take care of my customers but am I putting to much emotion into buying since if I was the one buying this would be a red flag for me.

Again. any college book store, Personal Finance 101.Understanding Micro Economics 101 will allow you to better understand business, valuations, how goods and services, including real estate is valued and the basis for legal aspects fair consideration, dealing and interests.This type of education is the bone the meat grows on, without it, all you're doing is chewing fat. :)  

Also the addition with no permit history is a huge red flag.

If that agent doesn't have investments themselves that's a red flag.  

We are still in the red.

There is so much competition that getting a deal with enough meat on the bones is difficult.  

The first red flag I had was when the property was still vacant and was being shown to several prospective tenants but no one would take it.

Portlandia is red hot still for inner city.. not Bay Area hot with 30 offers on one home but all homes that are priced right sell in 30 days or so. and my new construction all sells before completion with a rare exceptionmy Charleston projects ( we were on Southern Charm last night we built and  sold SHEP his new home)  all projects there we have done have sold before completion just ratified one today.. and they are selling with in 98% of ask.My turn key markets are strong.. with some stronger than others.. and those are all the turn key markets that everyone talks about here on bp  Indy, Memphis, B ham, FLA, GA, IL,TXetc... our fix and flips for retail which has come back strong in the last 18 months are doing well also.. not huge profit deals but very nice on an APR return basis and if you do enough of them :) well they all add up...

Back in the day, the best 2 restaurants were Red Lobster and Casa Ole