About 5000 will make them rent ready and we estimate 30k or less will make them showroom quality. 

Let's hop into a private message thread so I can get a little more detailed info so I can advise correctly.

I understand looking for positive cash flow is a good proxy to avoid making bad deals when you’re a beginner, but if you’re careful in your estimates and run the numbers properly, I would believe you can still enjoy a decent return on your property even if your initial cash flow is inexistent.Let’s take the example of a zero-CF property (i.e. it’s zero after opex, capex, vacancy, PITI, property management etc..) in the following situation: I put down 20% as down payment for a 30 years loan, at 4.5%The property doesn’t appreciate over the years and I sell the property after 30 years for the same priceI incur 5% closing costs at purchase, and 5% selling cost when exitingI assume no inflation (hence selling price = acquisition price)In this context, my IRR would be 4.55%.

Here is what I got when I tried to post Jacob's phone number: Posting contact details such as phone numbers or email addresses outside the Marketplace is prohibited.I have a friend, Jacob Mejia, at Ameridream who may be able to help. 

I spoke with 3-4, and the fact this company really brought passion and enjoyed their work was obvious in our phone call in their tone of voice, level of detail and the owner's personality.

I estimate the acquisition cost of land, construction costs, and furnishing fees to be 450k, and would like to know what approach folks would recommend.

This means be aware of every single detail, be sure you fully understand it so that at a future date you will not have questions about what you agreed to.

We're told it's in mint condition, but we're estimating $5k as we'd like to install coin-operated laundry (hookups are already there) at the very least.

As long as you perform per the details of your agreement, you should be golden pony boy

@Daniel Nguyen You could always have several structural engineers look at the property to quote on the estimated cost of repairs.