Obviously this assumes that there aren't major infrastructure items to be addressed (ie. functioning roof, furnace, hvac, electrical, plumbing etc), but the projects that come to mine for me are painting the interior, granite counters, flooring, and prefab bathroom vanities.Anyone have their list or case studies that they care to share?

Wages tend to follow cost of living, generally, in my experience, so NYC may be more expensive than Podunk, PA, but the employees aren't making $10/hour either. 

If you aren't messing up your not trying.Good luck.

Every time a wholesaler finds a buyer who will pay more than their accepted offer on a listed prop, doesn't it make you wonder......maybe agents and the MLS aren't the be-all/end-all of the RE marketplace?  

With that being said, if you run the numbers and it makes sense (and you are comfortable with your risk), feel free to pull the trigger.As for other programs out there, sometimes you have to consider options that aren't as advertised.

As an investor, if you looked at every property you analyzed before you made an offer, you would be doing nothing but visiting properties...most of which you aren't going to buy, or even get accepted offers on.  

Tenants likely aren't going to follow that.The longest lasting reglazes require a really quality vendor, they must be very conscientious about the surface prep prior to the reglazing.

I am purchasing my first investment property in two weeks and was wondering what are your top 5 rules/policies/terms that you like to include in your lease agreement (that aren't found in the typical lease agreement)?

However you aren't there.

If for some reason you aren't going owner-occupied for your first investment, than a 20-25% down payment is generally required, with at least a 620 credit score.