ARV is what the market value of a property after all the repairs, improvements and holding costs (including cost to acquire and dispose of the property) have been spent or accounted for, those together with your expected profits and/or your compensation for the brain damage is where you need to be buying the property.After Repair Value is the future expected market value with repairs/improvements made. :)

I assume you're taking into consideration everything for the homes: taxes, insurance, vacancy, repair reserves, expenses (CPA, utilities, permits/fees), property management, etc.The way I have been able to purchase my investments in such a short span, is to purchase investments which need significant improvements, complete the improvements myself (I'm a contractor as my day job), rent the unit and then refinance to pull cash out.In addition to doing that, I went to friends and asked to borrow money.

If you get a good one they can save you so much time and energy. + they have solid connections to all the subs and "unskilled" labor.

I do understand that it does weed out a lot of tire kickers and save time and energy.

How much do you have for improvements and repairs necessary to draw additional business?

Maybe improvements that can that can be made to increase the rents if a multi or family.

My husband and I have no real savings at this point to leverage for investing but we do have time and energy!

One place we installed 37 new windows, which were a big improvement over the 120 year old windows there existing.We've done blown-in wall insulation but the costs and ancillary work made it expensive, curious what you paid to insulate the walls?

This year I have two groups of students on a waiting list to see if our newly renovated, energy efficient student house will turn-over in the summer {@Al Williamson are you reading this ;) }Another scenario where we advertise before a property becomes vacant is when we have a term lease and we know the incumbent tenant will not be staying {either because they have informed us, or we have decided we will not offer them a new lease}.

Did you put any of the money into the house to improve it?