Also, I'd run the HVAC fan in the on position so that anything in the ducting whether a critter or whatever would dry up.

The 2012 JOBS Act reversed these regulations, so now you can put up a website with an 'Invest Now' button, and invite anyone to invest in your deal (within the bounds of the new regulations).What makes this opportunity particularly fascinating for seasoned real estate pros who have been through multiple cycles, is that what typically happens when the economy takes a dive is that, ironically, liquidity dries up at exactly the same time as opportunistic (read 'distressed' real estate) deal flow increases.Crowdfunding means you can reverse this dynamic by tapping into crowdsourced capital to finance acquisitions during a downturn. 

Then put all new dry wall appliances etc.....

Why sell an ATM that never runs dry?

I have paid housekeepers 100 to 125 and utilized the extra $25 toward rug cleaning and the miscellaneous dry cleaning of chair covers and such that will inevitably come up.

We've done subdivisions that cost 6 figures.There are municipal costs, engineering costs, survey costs, soil costs, flood, wetlands, steams, and historic considerations.You need to know what the zoning actually is and what are permitted uses as well as minimum criteria like, lot size, lot width, setbacks, etc.

permits are not often pulled for a lot of what he is talking about.. subs are not required to be licensed that's a huge problem Also building codes in TExas are weak  one really needs to be aware of what your buying there.. next thing will be soil and foundation issues.

For example, we had a client that's home was on a ton of clay and during a drought the home literally split in half because the soil shrank and no insurance would cover it so the bank of course foreclosed. 

So, here it is, I love SFR, I have A LOT of SFR, over the course of the last two years, have been dipping into the Multi-Family space and now graduating to 100+ units - still buying lots of SFR (I just cannot contain myself :) ) 10 Reason(s) I love SFR:Higher RentsLess Turn-OverCan be more strategic with purchase location and typeMore of it available in the marketplaceLike the idea of a single home, single transaction, single & quick exit plan Financing Readily AvailableManagement System and Controls in Place (internal function)Construction is streamlined with all standard products in ALL SFR unitsTenant Responsible for Exterior & UtilitiesSimple, Simple, Simple and can be replicated easily/swiftlyAs I have been trying my hand at Multi-Family, it is similar but not the same and many will argue you gain more efficiency with Multi-Family but, you equally gain more challenges:Larger Common Expenses: Cleaning, Exterior Maintenance, More Placement, Common Area Utility CostPotentially higher turn-over (frequency of turnover)Same material buying power as lots of SFR (Construction side) In-Fighting amongst tenants (always a fun one)Larger Capital ExposureProgressing into this next phase, after slowly moving from 2-unit, 4-unit, 8-unit, 12-unit, 21-Unit, 36-Unit, 40- Unit - now to 100+ Units, all had own challenges - but the goal has always been the same, take something that's old, undervalued, do an awesome renovation, raise rents and replace existing tenants with higher quality teantns willing to pay a small premium to live in an updated unit as opposed to your typical run of the mill apartment (existing tenants  have the option to upgrade to the new premium units or exit) -My question for BP Community what amenities are important to you - adding the following, please feel free to contribute or comment:USB Outlets in all rooms (including bathroom)Tile Shower SurroundHard Surface CountersStainless Steel AppliancesNew Luxury Vinyl Tile Flooring High-End Glossy European Style Kitchen CabinetsLake View (Unobstructed 270 degrees) Updated Elevator Cars Fancy Modern Lobby with Coffee Station and Dry Cleaner Kiosk (drop-off and pick-up)New Kids playgroundNew Dedicated Dog Park (Real Dog Park)SmartHome HUB (Powered by Amazon Alexa)Electric Car Charging StationBike Station and In-Unit Bike RackPrivate and Secure Fenced in Parking8th Floor Rooftop Deck and Community Center featuring (Large Format TV's, Ping Pong, Billiards) - with Full Lake ViewOn-Site Coin Operated Laundry.............What would you be willing to a pay premium for?

A restoration company may be able to help, but they are pricey and not the best option unless you have had water coming through the structure that needs to be dried out.