Of course it is better still to simply pay for that expertise and keep control yourself. 

These funds can give out their advertised dividends and simply drain the NAV (i.e. reduce the price per share) effectively negating your dividends.  

Lead-base paints never really bother me unless they're chipping or peeling at which point I simply prep the area scrape any loose chips from the surface while keeping the area well ventilated, clean up any debris, primer over it once that's done and cover with paint...problem solved.

No excuses otherwise I know they are simply playing me and will never be worth while tenants.

Yes this is what I was attempting to do.

The seller spent this whole time assuming the "cash buyer" is simply doing his due diligence and their headache house will be sold soon.

Are you attempting to wholesale the property?

I've found that might be a little too much, but I'm not inclined to change it right now.  6% might be pretty much on target, but it does depend on the location (some areas simply have harsher conditions and also might be more expensive for repairs) and the age and condition of the property.  

I'm attempting to be conservative with the numbers and not put the ARV much higher after I do the fixes, although I believe it would probably go up a little.

If I am attempting to purchase a property I wouldn't have any taxes to show for it.