I’ve seen some deals where the underwriting is very light on the expenses and vacancy rates with tight debt coverage ratios.

medium/Light rehab with lots of sweat equity What was the outcome?

Nice light reading choices I know.Been through the school of hands on vs. what the seminar and book sellers put together to take your money.Be careful.

I'm just starting out so I plan on using contractors for the big jobs, light rehab and cosmetic work I will "attempt" to do myself. 

I've got a light week this week.

Light on inventory for acquisition though at the momentIf I can be of any assistance let me know

I've been devouring all the information I can get my hands on lately and am extremely grateful for sites such as this one which offer so much guidance in one place.I currently work as a server at a restaurant at night and work a few odd jobs during the day doing things like landscaping, light construction, and interior painting.

Your 2% reserves is light to me - to me reserves should cover at least a roof replacement and 2 appliances or the cost of replacing a water heater and an AC unit minimum.

This includes replacing all older AC units, updating kitchens with new countertops, paint cabinets, updated light fixtures, including ceiling fans, updated vanities in the downstairs 1/2 bath and a few others odds and ends for the place to look updated.  

Unbelievable factory like results, with a gorgeous sheen, and way less trouble than my old method.It only takes a tiny bit of effort to get even coverage with the clear, i had to get the lighting at an angle to effectively see the wet edge of the clear going on.