Looking for a 1% rule property, and aiming for an all-in budget of 200k or less (some flexibility on the budget).

Current economic projections/outlooks tend to fall in line with a slight decline of about 1%-1.8% year over year until the state gets it's budget on point or oil rebounds.UAF is also a smaller community, with a heavy military and college presence, so you should be fine.

On an older home, I typically budget around 15% of gross rents for capital expenditures and repairs.Water - most of the time tenant's will pay for water in SFHs.

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).

That was a huge red flag for me to run the other way.I have to admit, I haven't had a lot of luck finding multi-family houses in neighborhoods I want to be in like you said, but our budget is 450K so that may open up more choices.

The budget spreadsheet said purchase at $98,752.00, renovate for $58,415.00 and sell for $195,000.00.

(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.

the nature of the soil there is your foundation could be good one day.then you literally wake up next day and you have a shift and cracked foundation and walls and your doors won't close cabinets hang crooked your tenant is not happy.. may never happen but more than likely it will.. as stated every single property I financed there had money in the budget for foundations  coping and wall repairs plumbing... waste line to the street those all get cracked and or leak when the soil moves..

I could go on high end for flooring if it's in the budgeting cost.I want tile it up on the wall where the wall space between the upper cabinets and counter-top is.  

We have received a bid from a reputable contractor, but we now see that we will be required to do a good deal of the demo work to stay within our budget.