I saw some decent rental grade stuff for low 100's.For reference, HUD pays $1210 for a 3 bed, $1530 for a 4 bed in that zip.I would personally call that a C/D area, but south of that is a little better.  

Treasury bills are paying 5+% and investment grade muni bonds are paying 8% - 9% (assuming u are in the highest federal tax bracket and in a high tax state like NJ).

Give The Ultimate Guide to Grading Cleveland Neighborhoods to determine which neighborhood is which.

Perhaps that’s why you think 25/sqft is crazy, and perhaps the investor who uses that number does do renter grade reno mostly DIY.

I rents are close to market by a few bucks a foot then no way.My clients right now would rather own a single tenant deal at 3 million with a long term lease and credit investment grade tenant for a 6 cap with debt at 3.8 to 4.0 fixed for 10 years with a 25 to 30 year amortization then a retail center at 6.5 or so.

Replace light fixtures: I had him replace 7 light fixtures with home depot builders grade domes. he picked them up form hardware store and installed.

I am glad to hear that The Ultimate Guide to Grading Cleveland Neighborhoods has helped you out during your investing.

Im not clear on the laws in Mass but a 6-unit building is generally considered as a commercial-grade investment and will require a deeper level of underwriting (and time to close) by the 75% debt lender. 

You can find cheaper, and you can CERTAINLY find more expensive, but I've found this to be a great selling feature over builder-grade cabinets, without much additional cost...

Hey Sean I think you'll want to give The Ultimate Guide to Grading Kansas City Missouri Neighborhoods a read.