I live in California where the Democrat policies have been in full force for 60 years, with massive government funded programs that give our tax dollars to pedophiles, ex cons, drug addicts and alocoholics under the guise of disability, free educations and priority to illegal immigrants, government unions demanding unsustainable benefits and wages, higher taxes a constant theme on our ballots, environmental regulations that require 8 different grades of gasoline throughout the state (which raises prices), hundreds of thousands of acres of farmland that cannot be farmed due to the Dems putting water for smelt over farmers, car registration fees so high that many lower and mid income people (especially the unemployed) are losing their vehicles, a community college system that is so top heavy it now takes 4 years for kids to finish a 2 year program for transfer to a university, and much much more.

You're right, it is dependent upon the economics and housing conditions of each local market, the grade of the property and neighborhood, the risk tolerance and stage of life of the investor, the time the investor has to devote, a million things.In the areas here, I'm targeting 3%/mth gross rent return on 2/1 SFRs, 2.75% on 3/1's, and 2.50% on 3/2's.

Steve MightAs I mentioned in prior posts, we have moved away from being "pet friendly" in most of our properties for some of the very reasons you are now encountering: a 2K floor refinishing on a 1-2year turnaround grows old quickly.In the one property were there are still pets (3-dogs, which we inherited with the building), we have used commercial grade vinyl {think Target, Wally-world, etc} and it appears to be standing-up to the livestock.

Say 220 was roofing ststems for expenses, 221 could be felt, 222, shingles, 223, hardware (nails, screws, trim, drip trim, vents, sofit) 224, decking/lumber, 225, roll roofing (including rubber systems) 226, glue/adhesives...you get the idea.If you are knocking out say 4 basic floor plans, different elevation but all the same materials/grades, you are buying bulk and allocating costs based on the plans per plan.

Higher standard: I know real estate agents are thought to be held to a higher standard, but it's hard for me to envision a licensee that just because he took a basic principals course and passed a grade level exam would be held to a higher standard than an investor that has done several hundred flips or a real estate attorney with 25 years experience.Assuming a re licensee was NOT acting in the capacity of the license, but simply as a principal, does anybody really think a judge would hold a re agent to a higher standard than any other equally (or more) experienced real estate professional, under the same circumstances?

I second what Bettina said: TRY APPLIANCE REPAIR PAINT It is not a contractor grade fix or a forever fix but I have some small patches that have lasted many years.

I should also mention that my biggest concern is water entry into the space since the soil removal to 16 inches below the joists would also place the crawl grade below the grade of the yard by about a foot.

As for the Landlord 101 class, it looks like you'll need to complete that as well for your Fire Certificate of Occupancy: https://www.stpaul.gov/departments/safety-inspecti...Depending on the grade you received during your inspection, your property could be inspected every 6 years, or potentially every year if it's really rough.TL;DR- City of St Paul doesn't have a landlord license.

Industrial installations and commercial grade products are often good bets.

They are about 3 school grades apart, so there could be something like a 7 year period where at least one of them would live in a rental property that I buy and rent to them.