Also appears to have stains on ceilings so I am assuming roof leaks - roof replacement.So new kitchen cabinets, countertops and appliances, new landscaping front and back, new bathrooms (2), new roof, paint interior, exterior, repair eaves and exterior wood facia damaged, minor stucco patches, new electrical and plumbing fixtures, new flooring (tile in kitchen and baths, carpet in bedrooms or wood vinyl), and minor misc.-  total should be around $35k to have a very nice remodel. $30k if the roof is OK.

It appears to be a great place to go for real estate info.

Part of the caulking around the tub in my very nice $900. rental has what appears to be mold.

It could appear that way on the surface, but once you actually see the numbers on paper, it works nicely and anyone can do it without spendign $3500 bucks.The real key is the fact that the amounts you borrow from the HELOC are cancelled by the income checks and you don't pay the 1st mortgage on the 1st but rather on the 15th.

Here are a few recommendations for you:Find and connect with other BP members that are in your area: http://www.biggerpockets.com/meet Set up keyword alerts to be notified of the topics that interest you: http://www.biggerpockets.com/alerts Read Beginner’s Guide: http://www.biggerpockets.com/real-estate-investing Check out BP Podcasts: http://www.biggerpockets.com/renewsblog/category/podcast/ If you wish to tag someone in the conversation on the forum, type @ followed by their name and then select the name of that person which should appear below the comments box.

It appears that I fall into the exempt (?)

Calling different banks in the area, this appears normal (for someone with my experience).I'm not experience enough to know the average cap rate for my area in 5+ units.

You may need to implement some tenant training if you’re getting to many texts.I am one of those landlords who have the “this unit is delivered pest free if any appear after 10 days it’s the tenants responsibility” clauses in my lease.

The Market Analysis tells me where to invest, the strategy analysis tells me how, and the Plan tells me when.Every decision is based on the number 1073741824, and the two Golden Rules of REI:GR #1 - Under no circumstances, for any reason, no matter who tells you otherwise or if what appears to be a great deal that isn't part of the plan (at that time in the plan), never, EVER, spend your seed money. 

And as I was reading it appears that anyone who is involved in real estate which would include remodelers in contractors counts as a real estate professional.