Welcome to the site Erjon.Glad my grading scale was of assistance to you.If you wanna use US residential funding the lenders will want you to buy the property in your personal names as opposed to an LLC.With financing your 25k should get you into 1 possibly 2 properties.Shoot me a PM if You ever  wanna set up a visit to Cleveland, see the neighborhoods etc.Good luck to you guys.

I figured painting the exterior of the home would make it look 100 times better as well.Im sure I am probably leaving info out, but I have just been seeing this house sit empty and was wondering if there is any opportunity here.

Since it does sound like there was a legitimate problem as opposed to them being professional tenants, I wouldn't be surprised if they find the money now. 

The information might be dated, but here are my general thoughts:Stanley Martin- Generally a step up from a production builder, but some of the exterior design elements were not as good as other builders.  

Purchase Price:  $3,250,000Appraised at: $4,050,00Current NOI:  $380,400Cap Rate: 8.5The exterior is very outdated so we have a 3 phase plan for improvements and raising rents as we can over the next 3 years.

A large part of most brokerages income theses days is from these "transaction fees", as opposed to the traditional commission split percentages.

While it's legal to use a conventional loan for a flip, it's typically not a good idea.Instead, find a portfolio lender (a small, local or regional bank that lends it's own money as opposed to lending money insured by Fannie Mae, Freddie Mac or HUD). 

Plan your exterior painting and roof replacements carefully, and if these things are needed, expect that you may not be able to sell until Spring.That said, between January and June, in some locations, you'll see prices increasing over 1% per month.

What I like about it is all exterior maintenance is covered so it limits my capital expenditures to really only the Hvac system which I put in new when acquired.

That's why real contracts (as opposed to guru class contracts) tend to be many pages.