@Jason SniderYou are spot on Jason.

@Brandon Sturgill Thanks Brandon I understand the risk in chasing Cap Rates but there is an area in every city that is a sweet spot.

Just because the carpet looks good maybe due to cleaning or spot removal, remember carpet is porous surface will allow air or liquid to pass through it.1.

Assuming it's not an A+ luxury unit in the most desirable part of town, then I'd usually recommend a plastic shower curtain instead of a glass door, because it costs much less and can be changed easily between tenants (whereas a glass door often accumulates water spots that can be difficult to fully clean after a few tenants...and, as you mentioned, if a tenant breaks a glass door, that could be a costly headache).Also, assuming it's not an A+ luxury unit, I'd usually recommend going with a fiberglass unit (either tub or shower) instead of tile, because tile is usually more expensive, and it can be more likely to begin leaking, and it requires more upkeep.

Start a spreadsheet and do this until you feel confident walking a property and estimating cost on the spot from all of your entries :)

@Jay Hinrichs spot on.  3.3 range 

Any local hangout spots within a block or two- bars, convenience store selling beer, soup kitchen or homeless shelter?  

I’ll be the first to say it and deliver the political uncorrectness: Age matters.Your ability to leverage TIME (when you do not have money) is lost if you start late.The 25-35 age zone is the money spot for acquisition and where future wealth can actually be secured.

@David WaddletonIn the past six months I have sold residential properties in Oklahoma City to investors at prices from $48,000 to $82,000, which is the sweet spot where I specialize as an Oklahoma Real Estate Broker.

if you can get your hands on a sizeable(2000sf on average) corner spot/lot around there a.s.a.p. that would be great on the profit side to flip when they come looking for locations to build those clinics.