If there is really high cash flow day 1 at market price, that to me is a red flag, not a green light, since it likely means I'm taking on extra risk from the quality of tenants and the neighborhood.

I agree, dratically trim the front hedge at least 1/2, Paint the garage door the same color as the body of the house the accent trim that's white could be done in contrast color.The body of the house looks like brick, I wouldn't paint that.Maybe new exterior lights by garage.Front door is hard to see. looks like it matches garage door..

I love how the light gray makes the white trim and fixtures really pop.

This seems light on the return.

After 5 or so rentals with light to no rehab, then start taking on some value add properties.

Light rehabs don't work well with BRRR here and you are much better off in buying a property that is already updated and finance it over 30 years without any cash outlays outsie of down payment.

I just did a 5 week remodel on a condo in the lake merritt area in Adam's point: Kitchen, Bathroom, hardwood, lighting/electrical, basic plumbing, etcContractor: Jorge Tobar  and Manuel Tobar They can basically do any odd jobs.

Here is what I have so far: Add wash and dryer unitsStainless steel appliancesUpdate light fixturesNew hardware for bathroom (cabinet, sink, shower)New hardware for kitchen (cabinets, sink)Build a fence around ground floor patio Build carportsRUBs programCharge for garbage pick-upAmenities based on demographic (soccer field, BBQ pit, etc.)Adding an extra roomFor other multifamily investors out there, what are some ways you've added value to an apartment to raise rents?

I'm pretty lighted up already...

Maybe people  learn from it or shed some light on the situation.