The goal of a successful brrrr is just to get back out what you put in, not necessarily to get extra out - although we all wish for that.  

Obviously nothing is guaranteed in life so what can be put in place to protect all parties involved so everything is fair. 

Once you close, planning department will put notice on you personally and expect you either demolish the whole deck and have them inspect OR get new permit to put in new footings to meet set backs and height and railings to code.

As long as you are ready to put in the work in the sales business, while continuing to grow your own investments, then getting your license is a no brainer! 

The last thing you want to do is over-renovate a property and not be able to recoup the value you put in. 

Many inexperienced OOS investors get lured into buying properties in D class areas because the cashflow looks great on paper, and then they get seriously burned when they discover that no PM will put in the significant effort it takes to correctly manage a property in a D area for such little return...then, they're stuck with a property nobody will manage correctly, that is a massive headache & liability, that nobody wants to rent, and that nobody wants to buy... don't fall into that trap!

I'd personally always put in a full kitchen, but many don't cook or don't have time to and will be ok with a kitchenette.

What happens then is that the person running the table signals to a colleague to run a distraction so that it’s almost impossible for the guy winning to keep his eyes totally on the cup with the ball.  

I wouldn't want to miss out on properties that work for my needs and that I don't have to put in more than market rent from my pocket.

Property across the street recently popped up for sale, and so I immediately put in an offer because (1) close proximity to an existing property, and (2) the numbers made sense.