Pulled out the cheap (non-waterproof) laminate floated over it, then 2 layers of vinyl sheet flooring, then found the original wood floor which was severely rotted.

The only way to get that GC you're looking for is to do your own due diligence.Who is great for me or others may not do you well.Contractors for the most part see us investors as cheap - and we are!

I'm starting small now with properties under 80k that I can find in reasonable locations in Illinois for example, Dwight, IL, Ottawa, Morris, areas in Central IL where area is cheap so I can generate a nice stable income.

I have a guy who installs HVAC systems for really cheap(its quality work) but the only catch is he doesn't do ductwork!

The kitchen would be getting only a slight upgrade, it was pretty new when I bought the house, but the laminate counter was a cheap one and is showing wear and tear only 3 years later, so to me it's not an upgrade on the kitchen so much as upkeep.

All,I am looking to understand the markets where the land is fairly cheap and rental demand is good.

I have 2 easy and cheap suggestions.1.

I would track down the owner then if they are agreeable to signing the property over or selling it cheap, then have an attorney do a title search to make sure there are now major issue with the title search.Just my 2 cents.

You can get into stuff for super cheap now with MFHA down payment assistance.A good realtor and good lender are worth their weight in gold.

That, coupled with cheap money, has depressed cap rates severely in the MFH markets all across the country.