There will always be new flashy cars that you must resist the temptation to purchase. 

It is known to be a lesser section of the town and has occasional drug bust etc and I'm not so sure which way the development is trending.Property: 3 bedroom , 1.5 bathroom townhouse List Price: 115kARV: 120k Rehab Costs: 20k (bathroom remodel, carpet, painting)Rent: $1350 (this is a fairly conservative number)I currently have an offer in at 90k that was countered to 110k and I am trying to find my best offer on this deal.Cash flow:Numbers considering 100k purchase price and seller paying all closing costs. 

Things like broken windows, rotten wood, peeling paint, exposed electrical wiring, etc. 

The rehab work we did was not counted because it was mostly paint and repairs.

New paint , new floors, the bathrooms need new tile, new floors, new cabinets.

Had to rip out a bunch of tiles the next day to re-do when I noticed that.Another big mistake that I always seem to repeat is hiring my high school students/wrestlers (that I coach) to help me paint.

Lights, appliances, and furnace all worked, good neutral paint, tile on first floor, carpet upstairs; couldn't test the plumbing since the water is turned off. 

No matter how delicate you think your approach may be, some people will take it the wrong way and paint you as predatory.

Bathtub and Full wall Tile reglazing, New Toilet, cleaned out Vanity, new faucets for shower and sink, New Medicine Cabinet, New Flooring, and Paint and light fixtures.All under $2,200This are the pictures as of 3 days ago, I will upload new ones once I take them of how it looks currently completely finished. but It looks clean and new and overall cost effective.

I had some extra appliances and paint etc to clean it up, and currently have it rented out.