(I invested very heavily in their renovation, rookie mistake.)

I've done a lot of looking, because I use services like this pretty heavily in my business.  

I’m still heavily involved in government contracting.

All walls that I painted 3 months ago needed repaint and carpet was heavily stained.

And it’s generally not a low paying gig unless we’re talking startup territory (heavily stock option weighted) here.

They crush it at investing and invest very heavily into their students. 

In that scenario, the proximity to the busy street meant that the house was heavily discounted, but since it was a house or two away from the busy street, it wasn't so noisy that it bothered tenants or created any other problems for tenants...Now, I do think there's a point where a street could be too busy...I probably wouldn't buy a house directly on a street that had a speed limit higher than 35 or 40 mph, and I probably wouldn't buy on a street with multiple lanes going in each direction--that's probably too much noise for a lot of tenants, and areas like that are often less desirable for tenants, anyway...I might consider it if it was in an A or B area and the house had a major discount, and the house was insulated well enough so that the noise didn't bother tenants....And, like you said--you have to consider parking and ease of access to that parking...you probably don't want tenants having to back out of a tight parking space into 45 mph two-lane traffic...Other considerations: will the tenants be all adults, or will the tenants be families with kids?

We are already  heavily invested on properties with the 12 we own, plus the one we live in.

But know going in, ignorance will be severely punished as commercial financing weighs as heavily, if not more, on the operator than the asset themselves.

I'm leaning heavily towards a minor rehab, more cosmetic instead of major rehab - less value add but less risky for me.