It's not like screwing up a plumbing job and getting leaks. 

This poses a few problems: 1) we always seem to be competing with one another. 2) There is no standard of care between the buildings, both of mine have been re-roofed and re-sided, other have the 1970's wood siding rotting off. 3) We compete with rents, and it has caused some owners to say that this is their worst property.  

All new HVAC and roof.

(foundation and roof) It is relatively flat has a creek at the back of it.

Put those numbers up here and I'll tell you what I would pay for the place.TaxesSewer and WaterTrashHeat/UtilitiesHOACap Ex and Ops (my personal minimum is $150/roof/month)InsuranceMgmt Fee - as a % (general consensus here on BP is 10%. include it even if you think you are going to self manage)Vacancy- as a %. (8% represents 1 vacant month/unit/year)

Put those numbers up here and I'll tell you what I would pay for the place.TaxesSewer and WaterTrashHeat/UtilitiesHOACap Ex and Ops (my personal minimum is $150/roof/month)InsuranceMgmt Fee - as a % (general consensus here on BP is 10%. include it even if you think you are going to self manage)Vacancy- as a %. (8% represents 1 vacant month/unit/year)

Such as new roof, carpet, counter tops, electrical cox, and paint of course.  

But, if you have to replace the roof, HVAC, upgrade electrical or plumbing, etc., that number may be low.

If you are doing like roofing, siding, foundation work, or anything "big" the cost obviously jumps up quickly.

HUD, REO and FMA are all leaking out their foreclosures slowly so they don't saturate the market and lose the momentum of rising value...but you can still get the HUDs cheap.I have a number of out of state investors I work with because their states are not as good as it is here.