We also tracked all expenses and everyone was reimbursed for all receipts (no receipt no pay).Like you are planning we did all the demolition ourselves and most of the rest also.The house was not a 100% gut, but pretty close and it needed exterior/landscape work on top of that.

It requires that a minimum of 20% of the rehab budget be used on exterior work and all exterior work be approved by the City.

Purchase price: $2,425,000 Cash invested: $288,000 •16 unit apartment building purchased from a distressed seller in May 2018 for $2,425,000•Renovation cost: $288,000 in cosmetic updates to each unit, roof, carport and exterior appeal•Scope: Added 2 additional two-bedroom apartments, and fully renovated each unit, increasing rents by 60% over an 8 month period•Projected Net Profit: $600,000

Power washed and painted exterior, removed trees, new windows, painted front door, updated garage door and back door, added door entry from garage into house, new paint throughout the house, renovated 2 bathrooms (one of these bathrooms was a 1/2 bath that we converted into a full bath by combining the adjoining closet and rerouting the plumbing), added a kitchenette/kitchen in the basement.

I am a 70% disabled vet and would like to put the 1500 I make a month towards an investment property as opposed to my savings... my thought was to talk to an investor about loaning me 100k at 15% for 12mos while we purchase/fix/flip etc etc.. and refi at 12 mos to pay back investors money.

I'm always really conservative with my numbers...better to be happily surprised saving more than you projected opposed to a few events tanking best case scenario projections. 

I run the cold water while I am there to keep water from sitting in pipes, which can increase odds of it freezing, especially on exterior walls which is common in kitchens.Even though your lease doesn't specifically call out this information, they are still responsible for the damage caused by their neglect. 

And $47K when left in your own portfolio represents easily another $4K - $5K of annual revenue ( not including any arbitrage on leverage) that you would get if you kept the tax as opposed to that ever so satisfying feeling of signing your name on the largest check you write next year - to Uncle Sam.BTW - Don't forget that an appraisal of $325 is far from a net sale of $325. 

-Caulk driveway cracks and other exterior concrete with concrete sealant-Check/replace weather stripping on doors(important for cold climates, but also retaining AC in hot climates)

Is it an exterior wall (BAD) or an interior wall (probably also BAD).