I work with ceramic, laminate floors, wood floors and LVT.

But as long as you budget for a solid make ready, it's really out of your hands, let the people live as they wish as long as they pay on time! 

I'd rather be in the $100k-$125k a unit price point, in good locations, with solid B type properties that attractive good, long term tenants. 

So we are no way experience at all.Here is the info:- 3 UNITS - 2BD/1BA - 1 UNIT - 1BD/1BA- GYM ON PROPERTY UNDER UNIT 1- SECURITY SYSTEM IN EACH UNIT WITH 3 OUTDOOR CAMERAS- POOL WITH LARGE PARTY DECK- STONE FIRE PIT- SOLID SURFACE COUNTERTOPS- ENGINEERED WOOD FLOORS- STAINLESS STEEL APPLIANCE PACKAGE-Potential Rent Calculated to be: $1,800, $2,700, and $2,800.As a noobie investor looking to get experience, I thought I would help my father move down and help run the property, find tenants, market, manage, etc. until I can systemize it and move back to Boston, MA (where we are currently located).

Two or more layers of shingles are not ideal, even if they use more nails than they should, lacking of adhesion to plain wood or the film layer before the shingles (water shield or decking protection felt) is gone.  

How much per square foot does it typically cost to install unfinished red oak in the Boston area if I am buying the wood and the installer supplies the other material and labor?

Hey Ben, I'm new as well so take what I say with a grain of salt. 1) lowest interest rate I've seen for invest properties is 5.5% - you have 5% 2) If you're dropping $10K for repairs, I would say you can drop your maintenance down to 5% 3) Ive seen monthly insurance costs between $50-$75 All-in-all looks like even your conservative numbers are solid with 11% CoC. 

Wholesaling teaches you to find off market dealsit teaches you how to do a solid ARVIt teaches you how to build a cost of repairs.It teaches you how to deal with sellers and to negotiate.It teaches you about contracts, dealing with flippers and dealing with sellers.Wholesaling is a MUST first step to ... well any niche in REI.So what ever your reason.. should not be seen as an excuse or to be ashamed of.

I just have a hard time believing an emotional rant that blames everyone else when it's up to the investor to make the necessary changes required to make the investment work.Your advice about not believing everyone is a good guy is definitely solid though.

Currently open wood, if we add a ceiling, then it will be lower than 7ft.