My first property was a duplex, which I gutted and redid, collecting rents all the way, even when there was no kitchen.

It was all about the kitchen, open floor plan, beautiful hardwoods, and baths. 

I closed on #37 this morning. it's located in westland. the surrounding cities are Canton, Garden City, Livonia, Redford and Plymouth.it's very different than what we normally buy to a point that it's unusual for us. we always get 3 bed brick ranches with a basement (see the website in my profile to see a list of them) but this is a bi-level. that means that once you enter the front door, there is a landing - then stairs UP and stairs DOWN. the rooms are upstairs and the dining/kitchen are downstairs. no actual defined "basement".the living room is upstairs and it will be converted into a 4th bedroom. an extra room means more rent for me.here's what the numbers look like:purchase price - 72k cash (they were asking 79k)rehab - who cares, but around 12k,i'd guess. maybe 15k. the bank had to change the roof since it was caving in.taxes - ~3k, maybe lessrent - $1,250 (no garage, but a shed)ARV - i dont know, maybe around 110 (but i dont care about arv)we just updated #31 and have a few just waiting for us to get "free", but that does not seem to happen. so i am just holding 2 vacant at the moment.between updating flips for other investors in Plymouth, baths for homeowners in Northville and basements in Livonia, it's hard to find the time to work on all our houses.it will cashflow nicely, around $350, maybe more, maybe less. at this point, i am more concerned about the number of rentals to increase as long as there's a cashflow over $300. fifty dollars a month is not a deal breaker. i still self manage everything, have an assistant that rents them out. i have developed a team and a system that lets us crank them out consistently and at a very high quality. i do not like to have issues once rented and hate going back to fix things that we could have caught while working on them...so we take our time and change everything that needs changing.let me know if there are questions, i'll answer anything.

Second, 2/1, eat in kitchen,  700 S.F. cookie cutter Goodman at $2,400 with all materials.  

Almost everything is new: roof, hvac,electrical,plumbing,windows,bath and kitchen.

New kitchen, 600 square feet of tile replaced with hardwood, new vanity tops, lights, door knobs and paint.

The house is two story with two kitchens 4 rooms a great room &1 3/4 bath.

He has built 34 individual cottages, with no full service kitchens.

I was wondering what you landlords do with your kitchen and bathroom sinks (and drains) between tenants.I've gotten into the habit of using a bottle of Drano Max for all the drains in between tenants.

I'm leaning towards trying the power washing & stain option to save the money for more important things....we're looking at doing a kitchen remodel in the next few months that will keep the "sweetie" more than happy.