This is really a marketing business before anything else....so whether its our $1 bill or anything else, you have to give people a reason to remember you, as well as stand out from all the other crap in their mail box.

If you add 11,000 of other funds, buy another property at 25,000 and rent at 2% you get 500, but you can only attribute 280 of that to the cash out refi money of the current property.

I can't really speak to your financing out of a FHA loan, but I'm curious as to what you feel has attributed to the large amount of appreciation ($111K if we use the low number of $480K) over such a short period of time, since you've only invested $20K since purchase on renovations?

My parents taught me that lesson at the age of 12 and I attribute any success I've had in life to that principal first and foremost.

To double your money or achieve anywhere near the return you speak of will take some form of work on your part. whether it is flipping property, buying and selling stock or developing property part of the return is attributed to your skill and effort.

Melisa Ramos is marketing a property that has many of the attribute but not all that Nick Sidoti talks about. http://www.biggerpockets.com/forums/58/topics/73671-36k-rehabbed-3-2-1500-sqft-in-atlanta-gaI brought the topic to the first page so you can find it.I have not attended any of Nick Sodoti's seminars but understand many of his concepts. the proof is in the pudding as they say, so anyone who has experience with this process is welcome to explain it to us.

Often if you drive by a group home it may have a privacy fencey, very small signage if any at all, maybe a larger driveway and a ramp, small details that really don't stand out from other properties in the area, that keeps neighbors from feeling like there is a nursing home in the neighborhood.

Also, spend some time to make a great ad as it's your first screening tool for tenants.I find newspaper ads too costly and it's difficult to make your property stand out in so few words.

Brick or Block come to mind as exterior attributes.

If I do get this property, I plan to provide washer/dryer in each unit to make my units stand out and charge $600.