I have also put in French drains around the exterior.

Photos, especially of the exterior make it hard to tell what i am looking at.

The numbers:Purchase Price: $118.5k Hard Money Rehab: 30kARV: 218kDown payment: 10% of purchase and 10% of rehabTotal Invested funds w/ closing: 24kHolding costs: 1700Hard Money payoff: 134kREFI Option:75% cash out refi of 220k= 165k loan, 30 yr fixed @ 6% and 2ptsPITI: $1500Gross Rental Income: $2600Monthly Cash flow after expenses: 750If I decide to sell I will need to spend 5800 to paint the exterior but based on comps I could confidently sell for 220-230k.

I think it helps to think of both insurance and LLC's as components of a complete asset protection structure, as opposed to exclusive alternatives where getting once cancels the need for the other.

(Only lock should be the deadbolt)Remove exterior water spigots (If you are paying for the water)Pull chains & anything hanging from the wall needs to goRemove carpet whenever possibleVinyl flooring is great.

I’ve just been able to focus on the common areas and exterior to spruce it up a bit.Originally posted by @Charles Carillo:@Dani BeamonCongratulations!

Does it need any exterior painting or remodel? 

The house was in great condition on the exterior, great mechanicals, and recently finished basement I could live in while I did the rest of the renovating.

Also the more you offer the more likely the seller is to accept your offer as opposed to a competitor. 

Instead, he's recruited me to find good short term deals (value adds that take less than 6 months) as opposed to his current longer speculative deals (condo developments that take 18+months).