id=1IaAr5B1WeT...Cleanup Job (Low cost fast flip): landscape package in front remove deckremove vines from house clean exterior, fix siding and wood rot, paint neutral beige/gray color clean driveway/weed, clean retaining wall/pavement replace flooring with mid grade flooring bottom level, carpet upstairs replace interior fixtures paint interior white trim, light color beige/gray walls, popcorn ceiling removal new kitchen appliancesRehab options: Replace deck with new one (kind of awkward that high to me) vs Remove and fill in wall or add large window to master.Potential space to move laundry into upstairs bathroom closet vs basement Can maybe get away with toilet/vanity replacement in each bathroomUncertain if painting or replacing cabinets with ikea type is worth itAny in-ceiling lighting will open up codes stuff with electrical since it is out of dateRepave/fix concrete front porch and side porch - replace/paint railingReplace front walkway cement, or remove walkway and replace with right angled walk to driveway (may not provide ROI)Tear down vs paint garage port in back yardWhich do you think provides highest ROI? 

On the upside, 3.5% down means you don't have much cash in the deal, so even minimal cash flow might be an okay return if you can keep expenses low enough.For a duplex in the midwest, I'd personally want $200/door net cash flow.

Our overhead is low because we have an office located on our property, so no additional cost there.

@Mike WoodYour soft costs are really low.

The most important lesson I can take away from this is that there will be high and low times in REIA for ever.

Hi @Marcel Galega,I think your CapEx is a little low (it is a SFH right?).

Especially if you are looking more for mid or low end.

I'm ok with tenants leaving because rents are low and this gives me an opportunity to renovate one by one. 

My options are Make offer stipulation I can get financingWait and hope it doesn't sell and remake 40k offer with owner financingObtain private loan (already tried family and friends, all too risk averse and uneducated) make low cash offerFriend of a friend put me in touch with some bigwig hard money lender with a legit company.

I'm still working out my philosophy but here's where I'm at right now:I'd like to keep all personal liabilities (non-investments) as low as possible.