.$28K is all Exterior (Siding, Roof, Light Landscaping) and Interior (Kitchen, Bath, Light Drywall, Minor Plumbing Repairs, Paint, Trim) but this number is bumped up a few K like I mentioned earlier.Right now this is part-time but we are working to make this a full-time endeavor and should do so within a year assuming the market doesn't nose dive like it did in 2007/2008.

Then whatever remains, figure if you can live off that by month and by year....including things like food, utilities, car, clothes, insurance (medical and property)...etc.Note: maintenance - So you cancel the PM and save the 10%, but you still need to stuff like cut grass, shrubs, paint, fixtures.Note: Capital - don't forget to budget for that

like replacing flooring, painting, a new kitchen/bath.. nothing structural, no additions or anything like that..   

We market flooring, decking, roofing, plywood, windows, cabinets, paneling, lumber, countertops, kitchen sinks, paints, showers/tubs, siding, etc. 

True story: in 2010, I painted about 6' of a curb in front of a property I have (in North Park) red because people were parking too close to the driveway and it made getting in and out dangerous ... and maybe because I wanted space for tenants to put garbage cans out

@Timothy Peck I actually have in my policy & procedure manual, that we never rent to employees, nor will we hire a spouses company to do work; lawns, painting etc....

Zillow is showing me comps with 3 and 4BR’s and almost twice the sq ft, so I’m not even sure if they are comps… We had the condo recarpeted and painted when we moved in, and that’s still in good shape, but the last owners made some “improvements” themselves to the kitchen and bathrooms that are a little janky, so those areas would be our focus.

Here are the details:Price - 52KOffered - 50K w/1500 closingARV - 83KRehad costs - $2500 (paint and carpet)I'm looking for 100% financing and would like to roll all closing and repair costs into the loan.

I may partner with some of my vendors or employees, or if it really needs a minimum, I'll do the painting and cleaning myself and sell it for a commission on the purchase AND the sale plus my net profit.

Another classic.....I still cant believe some of the colors people paint thier freakin' rooms.....lolol