But a lot of the rehab was stuff that needed fixing previously, because it wasn't a turnkey property.A lot of it will depend on on your budget as to how to strategize your portfolio to get max cash flow.

I fully understand that it takes money to make money, and $6K isn't the largest amount spent on a marketing budget, but I feel there is a more economical way to contact 3100 leads.  

I put together my finances and have been talking to a loan officer at Quicken Loans, looks like I'll be able to afford around a 130k property with an FHA.I'm looking in the Philadelphia area, preferably south Philly that has rehab potentials but not completely gutted/full rehab.It's going to be a buy live (other room rentals).Multi family properties a little out of the budget for the areas I'm looking at (also up an coming areas).Just throwing that out there to see who's out there!

We're on a limit budget so we're trying to find the "next step".

Currently the property is averaging a 4% vacancy rate, which is great... but probably not too realistic as most lenders would budget in a 10%-15% vacancy rate reducing your effective gross income by a few thousand dollars.  

It will probably be more costly than carpe though, so it depends on the comps and budget. 

Also with the house being built in 1947, I concern that they may want me to bring it up to code with electric and plumbing; which my blew my budget.

They can even advise you how other successful agents do and their budget.

Does anyone have a spreadsheet or tool they are willing to share that helps them analyze your budget vs actual costs for a rehab?

At 43 units it's key to have management team involved in due diligence at the site level and for operating budget.