jon you are exactly right ..those are the numbers that i got too...although the reason i posted is i might have a guy who would buy at maybe 60k -63k..i was looking for some feed back on what opinions you guys had at 63k and material coming along with it...I dont even think putting the new cabinets is neccassary. i probly could resale the cabinets.

You have to make tough choices, feed your children, or live in a place you know you can not afford.

I'm already "feeding" one LLC in this socialist state and I don't need another.

Those of you who are investing for appreciation, how does that feed you when the paychecks stop?

Your Net Rental Income feeds into the calculation of your Debt-to-Income ratio, one of the most important statistics used by banks in determining if they'll loan money to you.

[/b] ( I use VCT tile, with luan backer board under it, it will last forever and easy to maintain and about the same cost as good carpet & pad)-other 2 Bedrooms - back of closets plywood - apply glueboard or something (you can buy white waynescotting to cover the plywood) -paint interior (if it has a lot of imperfection I would go eggshell or satin) -outdoor privacy fencing to block off big green electrical box in back corner of yard -backyard - lumpy, don't know what to do about that, grass spotty - don't really want the cost of resodding ( get it rolled and throw some weed & feed down, should be a few hundred for all that)Rent ready I would say around $3500-4000.

Does this mean they are "in" with asset managers that are feeding them?

I guess they have to keep the lights on somehow and feed all those hungry mouths.I use Rentec Direct, and they did a modest increase in pricing a while back for new customers but they didn't charge anything more for existing customers. 

"don't bite the hand that feeds you." 

-great thanks for the feed back.