Renovation PlanScope of Work:Convert 0.5 Bath to Full BathEstimated Cost: $7,500Details: Add shower or bathtub, update fixtures, ensure proper plumbing.Add Bedroom in BasementEstimated Cost: $15,000Details: Install egress window, insulate, add walls, flooring, and electrical work.Replace DeckEstimated Cost: $3,000Details: Replace existing 8'x10' deck with new one.General UpdatesEstimated Cost: $45,000Details: Update kitchen, bathrooms, flooring, paint, fixtures, and necessary repairs.Total Renovation Costs: $70,5004.

Plumbers are crazy expensive, increasing city taxes, thinking if another issue is going to come up and I wont be getting the full rent to cover the mortgage.

Understand the fees involved and calculate the total cost for an entire year of management so you can compare the different managers.

Build a portfolio of routine service call tasks and light remodels with actual costs that your Clients can compare to outside vendor's similar work.

Start by talking to a bank or whoever you plan on getting the loan from to find out how much you can borrow and what the costs are associated with that.

I’d personally rather receive a little less rent and have the tenants cover this cost.

Short answer, redemption includes the VALUE (not the cost) of post-foreclosure improvements, no matter who made them.

There really isn't cash flow anywhere right now without some kind of niche or angle.If you buy a miscellaneous, "lower cost" house around the median in PA or OH, and put conventional or DSCR debt on it... it's not going to cash flow.And you really need to be hands-on somehow, whether that's literally your own or a trusted team. 

Welcome @Hogan Chouinard,Memphis is a city with a strong workforce that offers low-cost entry and provides consistent cash flow to investors.

A much simpler strategy may be to sell the property, buy a new property, do a cost-seg analysis and take Bonus Depreciation.