What do you do to keep your rekey/locksmith charges down? We have Kwickset Smartkey locks but are they legit for multi-family use? What about mailbox keys?

I only have about 15k in savings and didn't see much improvement over the 10 years and would like to start investing into real estate since its a great way to earn cash on cash return. 

It is good to run the numbers, but the most important thing is to know the location you are looking at and what sales prices and rents the neighborhood can support.The price for this place is $272k and that is the short sale price, i have spoken to the agent and that is the best they can do.Rents are likely between $1200-$1300 per floor, no real need to improve the units as the neighborhood is unlikely to support higher rents at this time. 

Monthly cashflow improved by $150 from the debt restructure.  

Hi Patrick,Unfortunately you won't find many driven real estate professionals in Toledo that have a sense of urgency lolThis can be a double edge sword in the way that it's hard to get things done efficiently but it also eliminates most competition because you can just beat everyone to the punch (Just like we have been doing for 5 years now).I suggest you check out the Five Points area (43612 and 43613 zip code).$55,000 - $75,000 properties that will rent for $600 - $800 per month.This pocket has been our sweat spot for many years now and I don't think that anyone has bought more properties than us in the area lolYou will find decent tenants that tend to stay and pay and low volatility with not many evictions.That's my 0.02 Aussie cents :)I wish you much success

If you are talking about capex like a new roof, new flooring, or other major improvements then I would use the HELOC.You want to use the cash for more investments that will bring a return.

I only put the down payment and about 20k of capital improvements into it and have brought the income up 60% per month.

For the box size of the car wash you would need to see what rent per sq ft they are paying for the market and make sure it was not inflated with TI (tenant improvements) from the developer.

I’m doing driving for dollars for the first time and I’m trying to be as efficient as possible.

Doctors have heavy tenant improvements with machines and wiring etc. so tend to not move around as much and stay longer in a space if  a good location.