Question:   Since we did a considerable amount of sweat labor ourselves and spent quite a bit on appliances, paint, flooring, plumbing, electrical, materials, and contractor labor and materials, do I need to write up an itemized list of the labor and materials and give it to them, or just write a list of the things that has been done?

Garbage was in there for utilities he's paying gas and water in all units and electric in common the total amount reflects it.

Over a 2 year period, electric had a max of $240/mo and gas had $566/mo.

I forgot to mention, you can combine the Purchase & Renovate with the Energy Efficient Mortgage (EEM) to add even more to your rehab budget (like Windows).

Consider having an energy audit performed on your property.

After doing the numbers on a bunch of properties: Taxes, repairs, insurance, electric, water, sewer, garbage, CapEx, vacancy, mortgage it seems like there is a max dollar amount that makes sense in terms of cash flow, based on what the comps are for rent in the area.

(Obviously you have not met me so this is a bit of Catch 22 and extremely strange for me to be talking about myself at such lengths, but without having met you, this is the only way for me to capture your attention).What I'm looking for:-An experienced successful Bay Area real estate investor to shadow-To trade hard work for your expertise and experienceWhat I can't offer:-Experience purchasing properties-Large amounts of capital What I can offer:- Sweat equity - (driving for dollars, phone calls, deal research/analysis, etc)- The ability to solve complex problems and get sh*t done - my job depends on it- Attention to detail - I'm meticulous- Experience managing construction budgets upwards of $100m- Field experience managing general/sub-contractors - Creating and executing master and micro-schedules - Energy, enthusiasm, and the hunger to become great- Anything else you need may need - let's be creative and discussIf you made it to this part, congratulations and thank you for listening to me.

You can always upgrade single items later if you feel you need to, you can't really downgrade...Also, have a plumber install your plumbing if you're worried about flooding...plumbing and electrical are risky to DIY.

I think it's perfectly rational for some folks to make the choice that they'd rather put the level of commitment, time, and energy needed for REI success into something else, and keep funding that IRA themselves.

I don't know about your area but in Ca theres a law called the implied warrenty of habitability in short it says that in order for you to collect rent that the rental must have running water, the ability to produce hot water plumbing trash bins pest free, electrical service heat source and so forth.