I was hoping somebody would notice the domain name (that I own) I put in the signature line ... gohardmoney.com ... but no comments.

bought a property last year for 23k cash..put in new HVAC and fixed some plumbing (stolen copper, etc), and listed for a quick sale at 29k--not a large profit by any means.

I put in 10% for repairs and an extra 5% for capex.My question was more of trying to understand if I'm being too conservitave and killing a deal that is actually a good one, due to my lack of  knowledge.

In fact, PUT IN YOUR NEW FLOORING LAST!!

I need hardwood floors refinished or carpet put in along with laminate tile in kitchen and bathrooms.

Now, the type of tenants will also dictate how much work you will have to put in to maintain the unit.  

I get to put in the microwave and trim kit (didn't fit, needs kitchen guy back), and the range hood (can't finish until the mechanical final), so basically I can't do anything except recycle (and pay bills, my two main roles in this project).Post 56 - glass showerthe glass crew is back with the custom shower install.

Is it better to put in a pre-fab tub surround or use cheap tile?

Of course, you have to also account for all the labor that is put in to ensure that Chris' property had a paying tenant before he even closed (actually with a higher rent than anticipated, tacking on anther 1.3% to his ROI), including utilities costs, marketing expenses, hiring a photographer, admin costs, and allllll those work hours.

You could rent out "suites" separately and earn higher rents than if you just rented a 3br apartment to a family.It depends on the lot, but you might also be able to subdivide and put in skinny attached houses facing the other street.