Sometimes cosmetic upgrades = a lot more in rent but not higher ARV

In my situation we consider trimming of bushes, weed eating, weeding, mowing, etc to be routine maintenance, but not trimming of trees.  

Cosmetic upgrades (refinish floors, paint, countertops, tile, vanity, toilet), Repairs of plumbing, HVAC, windows, water heaters.

Also cosmetics are very very important.

But if it seems too good to be true abd has been sitting a while be weary and have that inspector go under the house, up in the attic, scour bathrooms for leaks, roof needs to be thoroughly checked abc of course 100 year old home comes with pretty wonky electrical situations most often. jyst do yourself a favor and know what you are getting into but if you have $ for repairs snd can update the units cosmetically you may be able to raise the rents When they turnover.

Also cosmetics are very very important.

Also cosmetics are very very important.

It was a 3 family which was already in livable condition & just needed small cosmetic upgrades to bring it up to current market standards.

If you have tenants with bad credit, you can still do a number of things to increase your odds of getting paid if it happens again: 1) select tenants with good character. 2) Provide services that are truly valued and hard to find-- we routinely offer payment plans when our tenants have unexpected emergencies-- this is the ONLY access to any type of credit that many of our tenants have and by-and-large they value and appreciate it. 3) Offer properties that provide great value for the money (who wants to move to a place that provides LESS value?)

The specific criteria that I've come up with:- Duplex in the range of $100,000 - $225,000 - Both units are rent ready (not a deal breaker if some cosmetic work needed)- Safe neighborhood- Side by side is preferredReally I'm looking for some general advice and guidance; if anyone has some insight, that would be amazing!