. $250.00Deck over top of parking area 15‘ x 12‘ Replace up to five deck boards 5/4“ x 16‘ $125.00Composite rails need to be scraped and painted need to use special primer/2 adhere to composite. 80 linear feet equals $160.00Replace broken and door missing 2 x 2 pickets.

A darkish gold tone can stand a lot of dirt without looking too worn.

For example, your low-income high crime areas would be in one LLC, your beachfront rentals in another, and your suburban, white picket fence, high income rentals (if you own these) would be a third.

Get the (newly formed) block association together and picket his business or home.Pressure needs to be put on both the landlord and tenants.

I would have had to manage a rehab and live with my tenants but given how much I could have saved and the equity I could have generated, I think it would have been well worth putting off the picket fence for a few years.Maybe I’m saying that because at the time I was renting on the border of gentrification in East Harlem and 10 blocks north NYC was giving away brownstones that are now selling for millions.  

"Brown Bag" sounds darkish, but I will go check it out.

You should cluster your purchases in a very small area that exhibits traits of defensible space (such as well lit houses w/ good viewpoints of the street, close proximity to busy shops, etc), maybe a couple of streets or a small neighborhod, and also rehab them in a way that will increase these traits (add lights, add white picket fence or hedge to separate public from private, fix sidewalks), and hopefully in the end you will have a group of homeowners who feel safe and care about what happens to their street.

One location I asked for a list of improvement they have done to the house and I only got this list: (not very thorough)Repainted exterior. added gutters. rebuilt fence picket by picket. painted interior. new carpet upstairs.laid tile in master and upstairs bathrooms. put in new sliding glass doors. replaced all bathroom fixtures. replaced both shower heads.laid some sod. we also put a few new door stoppers in...To me this doesn't seem like much but I was trying to come up with a general ballpark figure before I pay for an appraiser.

Oregon is seeing significant in-migration from a younger population and those people are here to stay for the long-term (think about all of the Portland millennials who are now living in apartments who will want that white-picket fence single-family home one day).In my opinion, what @AndrewJurinka said above is correct in that duplexes and multi-units are better cash-flowing deals than single-family homes.  

Or Single Family Housing in a same area with white picket fences (albiet soot stained... just kidding).