@Joel Owens Thanks for a different perspective.The extent of my jobs vary depending on the exit strategy and the condition of what I walk into.Holds are usually interior updates with basic finishes throughout - paint, floors, fixtures and new mechanicals if needed, otherwise I just have the mechanicals inspected and tuned up.

The rental mgmt companies will paint a very rosy picture to get your business. 

I wasn't counting for paint or small things of that sort.Besides that, I ran the numbers and found cashflow to be positive and, if my estimate is accurate, about a 12% ROI.Does anyone currently invest in NB that can shed some light on the markets there?

I work for a paint manufacturer and can get you paint for $5-$10 a gallon.

Another example was a small dent in a wall that didn't need to be filled in that I puttied anyway... then realized that was one of the few walls in the house that I wasn't going to repaint and I didn't have the original paint color.

Weather resistant, motion activated (with photocell), bright and efficient LED lights, and super easy to install.

If it's light rehab (paint, paper, minor stuff) then you probably don't even need to pull permits.As far as if it's too big...

For this purpose, they probably won't be the pre-finished variety, but rather ones that need to be completely stripped, re-painted, etc. 

Plus MyGaREIA has a home depot benefit of 2% rebait on all purchases AND 20% Behre paint discount at the cash register.  

But, offering a $4 cup of coffee, attending a conference, or offering your time to that investor to dig a trench, paint a wall, or clean out a unit while she/he is flipping a building gives them reason to think you are worth the skin you are rocking.