Here are the basics, please let me know if you have any additional questions and I’ll do my best to answer: 227k purchase price, 9 units, 4800 gross monthly rents, needs 60-70k in repairs, 350k ARV, the possibility of additional income from an on-site coin-op laundry facility ($250-300)... those are the nuts and bolts.

Not sure if this would be feasible but under certain circumstances you could pull something like this off.More than likely, based on not just having to open up spaces and the space considerations of new duct-work, but also the service/additional metering requirements to get this done to the utility's liking - I'm guessing the capEx required will not pencil this option out. 

There may be an additional cost of $5000 and if you are renting is it really worth doing this??

The additional cost of filing in small claims court is small and will often pay dividends years down the road.

Their rates are a bit better than hard money, they often offer a bit longer term, maybe 12 months with the option to extend later for an additional fee in-case you don't finish as planned.

In the spirit of collaboration, I submit for your feedback my emerging investment plan:Markets considered, favored:Favored: Minneapolis - Strong employment, population and rent growth, in addition to what appears to be relatively low and falling values makes this very compelling.

I usually add an additional 15% to the total renovation costs as contingency, but that is for value-add deals.

@Jerel Ehlert thanks for the insight that pretty much nails this down then and I have a full understanding thanks for the heads up it is actually a relief in knowing that I can just go on a month to month even though they marked those out and still exercise terminating the lease with the tenant upon notice.

These are professionals with additional training and a stricter code of ethics.

Should I average a flat fee and add that to the rent advertising (utilities included) or should I charge a flat fee additional to the rent?