Since that time, we have put in approximately $50k in CAPEX; which includes:1. installing new in-wall, electric heaters in all 12 units2. rehabbing each of the 4 units of the duplexes (new flooring, new appliances, new fixtures, new toliets, painting/ renovating everything from the ceiling down, and new doors).  

My thought process for not including the major and minor repair savings, is because ideally I have already replaced all of the major long life common home expenses (roof, appliances, heating and air, etc).

The wiring and most of the plumbing had been stolen along with all of the fixtures, appliances, HVAC, hot water heater, etc.

If I can do a little Reno/repair, paint, carpet, a few new appliances, and yard clean up and double rents ( which I did in Aug with a 4 plex ), then I am making good cash flow and doing well.  

Pretty updated, good appliances, amazing location.

Here are my projected costs:*Construction: $230k*Solar: $14k*Architect: $15k*City Fees (est): $10k*School Fees: $3.5k*Appliances: $2.6k*Window Coverings: $2k===================================TOTAL UPFRONT COSTS $277.1k*Rent, 2 units: $2700*Property tax increase ($195)*Water: ($96)*Property insurance increase: ($26)*Maintenance: ($25)*Electricity: ($10)===================================MONTHLY NET $2348PRETAX YIELD: 10.2%BREAKEVEN: 9.8yrsSo it seems to be better yield than I can get elsewhere.

i.e stainless steel appliances, amenities, granite counter tops, etc.

Nice appliances, pulls and lighting.It needs some "softening" by placing flowers, color, curtains, maybe some accent colors.

We have a great appliance repair company that will come whenever there's a problem.

I own an appliance retail/repair service company so providing washers and dryers comes at a very low additional cost (coin-op or otherwise).Planning to explore the possibility of billing back the water/sewage.