Second, my rehab is generally painting and cleaning.

As I understand it, Harp 2 goes into effect March 1st.

The effect of when the income is received can be HUGE.

But if spending another $5k only increases the ARV by the same amount, maybe I shouldn't, unless of course it has a good effect on DOM.I would guess that it will always pay to do somewhat more than the minimum if only to increase the curb appeal and sell it faster.

i provide very good/updated/clean homes and i have a hard time finding anyone that will stick around for more than 1 yr. i feel like i have to reduce rent to entice them to stay longer. i dont get it.

As mentioned the purchase price should be peanuts, their option is usually to get something selling it and you prep site, or pay to demolish it and prep site and clean up.

Either way, I'll subtract the bill for cleaning the carpet from their deposit.

-economic vacancy rates (real vacancy + non-collectable rent and related income) -turnover costs between tenants (normal ware and tear costs painting, carpet cleaning etc.)I would also echo time tends to be under estimated and very costly.This post is only my personal opinion.

Interest rates have some effect or influence, but there are a number of other factors (unemployment, economic outlook, population growth, household creation/consolidation, consumer confidence, tax codes, etc.) that are more powerful in determining housing prices.

And further, what about a wiki for the consumer to crowd source not just the hiring of but in effect turning the whole WIKI into a population of knowledgeable people working in collaboration with you?