I've bought supplies/materials.Or could I draw up some agreement to continue on and treat the property as my own instead of stopping to get this all worked out?

I will take a solidly built brick 60-70es in lieu :)Supply or drain side?

Either to get a quick cup of coffee or pick up supplies.

Nolo Press, Realtors, other investors and usually even your local office supply store.

Gross Annual Income $28,800 Vacancy Loss 10% $2880 Adjusted Gross Income $25,920 Property Mgmt: $1944 (7.5%) Maintenance/Supplies $2592 (estimate based on 10% adjusted gross income) Water/Utilities $0 (tenants pay all utilities including water/sewer/trash) Annual Mortgage $12,036 (includes insurance, taxes, and PMI in payment) Estimated Total Annual Expenses $19,217 (mortgage/taxes/insurance/PMI, vacancy loss, maintenance, property management) Estimated Annual Income $6708 Estimated Cap Rate 12.33%

When the prospects walk through and they ask about the appliances I say that most of our tenants have their own but the landlord will supply them [stove & fridge] for only $49 per month.

Half of all SFR's in most of these towns are RENTALS.. so there is a huge supply of rental stock.Then you have the purchase of the property it self it goes like this.Local investor wholesaler sells to local rehabber.. ( profit has been made in this transaction) Local rehabber sells or markets with local turn key company ( profit is made in this transaction) then if the local turn key company does not have a proven marketing arm then they hire West Coast marketing folks to sell the properties for them and then yet another fee is added to your eventual purchase price... ( this leads to inflated price's for the end buyer)...So in your hunt I would suggest you try to go as direct as you can to the assets.

rent movement is supply and demand dependent each market, sub-market, and area will vary.

You're looking at new water supply lines, new drain lines, electrical, etc.

Landscaping - $500Appliances- $2500Refinishing Cabinets- $200- Very liberal estimateFlooring- Carpet upstairs, hardwood/vinyl tile downstairs- $3,000Miscellaneous fixtures, bathroom vanity, toilet seats, supplies, etc.- $2,000Total: $11,000I will be doing most of the work myself, I have a family member who has worked in remodeling for the last decade to work alongside me.