Also, at our 12 plex in the Tillicum neighborhood of Lakewood, our 1/1 500sf units are going for $800/mo (granted they are freshly remodeled).

and then re-building the entire house under neath.Lesson number 2 - in hindsight we should have dozed the house and started fresh with a larger new house.However we learned alot about the process, construction, changing direction when things go wrong, being flexible and rolling with the punches.We ended up with a nice place that we paid almost 100% of the appraisal price for, but we only owe 40k and it cash flows well. 

Plus fresh water, moderate summers and generally high quality of live is already changing migration behavior.

The main house estimate is also conservative as the place has been deep-cleaned and freshly painted (going on right now).If I want to live in the main house master bedroom I can get more cash flow since I would get more from renting the garage to someone else.It took me several months to find this deal, but they're out there.

Also, a LOT of folks remember the 2008 crash very freshly in our minds (I was 24 when it began), and I wonder how much it shaped folks thinking around home ownership and finances in general?

But, why not start now, when you're new and fresh, and with only one house or two; to start learning how to use QuickBooks or any other robust software program?   

A fresh coat of paint may hide leaks/ water damage temporarily.

Breakfast got a lot of complaints for the lack of protein but it was still fresh and delicious.Sponsors were awesome!

Some minor repairs need to be completed in order for the unit to be rent ready (fresh pain, cleaned, touched up).

I agree with everybody else, $3k is definitely only enough to get a fresh coat of paint and finishing the floors/carpets.