Purchase price: $140,000 Cash invested: $35,000 3 bed, 2 bath, single story, 2 car garage.

I'm not sure if Brie's link provides access to the plethora of forms you need to have your tenants review and sign but if not, they can be found here: https://www.domu.com/landlord-resources/apartment-lease-formsYou need to give them radon, bed bug, lead-based paint, and other forms as part of the lease package. 

I would consider these for summer only and for higher end rentals.https://casper.com/bedding/she...Just a few things I have come across today.

For instance, currently, I am trying to close on a 4-bed house.

Before we get into bed with them, however, I thought we would lean on the BP community to see if anyone has ever worked with this company and what their experience was with them.Or, if you've had really great experience with another company that offers competitive rates, please provide recommendations.Or, if you know of any companies that are seeking to work with a female, veteran-owned business...please send them my way :)Thank you!!

You can put in great linens, high quality bed and furnishings, but if it has a great view of the local dumpster fires, then you ain't gonna rate well.

Anyone know of any good resources or books on finding adaptive reuse properties (I.e. vacant warehouses, etc.) that to be converted to apartments/office/retail?

You’re not going to get more than market rent, unless you start making bunk beds, add sleeping spaces, etc.

I'm in negotiation on a duplex which was converted from a 2 bed 1 bath each unit to 4 bed 1 bath so total the duplex has 8 bedrooms and 2 baths (1820 sq ft). 

Seems too risky for me.However, I can buy an "off market"  3 bed 2 bath in Phoenix or Mesa for very little down, no bank needed using Subject To, take over the loan, sell it on Lease Option and get a $20,000 Option fee along with cash flow generally of $500 per property.