That's the nature of healthcare IT (what I do)!

There are some who do even cheaper & don't charge full months rent as a leasing fee & things of that nature.........Lol good luck with those guys though.

I also do not stain my hard wood floors, but instead I put three coats of polyurethane on natural hard wood.

@Tim Bradley It is better that you are going into the BRRRR strategy with some perspective and experience with having invested before because your expectations will naturally be more realistic.

There is economic development coming through the area so I feel good about natural appreciation.

ThanksGaren The term like-kind refers to the nature or character of the property and not to its grade or quality. 

IF in a LLC the incorporation paperwork6. your work up of the numbers7. comps of other places that have sold or resold in last 6 months8. your out or you exit strategy9. your personal history with the type of investment10. your complete planthose are the first things we ask for here......Good Luck!!

It’s okay to go in  at 60% ask or ARV  to get your feet wet, once you intentionally lose a few that number will naturally creep to 70-80% and maybe you find the perfect property and are willing to go in at or above ask.

This is a couple thousand $$ at risk for both of us, which I understand is the nature of the business but just wondering if there's a more creative way to avoid this?

If you want top dollar, I'd consider at least trying to find the cat's favorite places and blast it with some Nature's Miracle.