Here are the numbers from what I bought it for and if I were to sell and what it would get for rent:Sell Scenario:Purchased for $830K in June 2017Put $60k into it, to include:-2 New AC units-2 New Furnaces-Completely new kitchen/high end appliances/countertops-New carpet throughout upstairs-Light guest bathroom remodel(new tile floors/countertop/Painted cabinets)Estimated sales price: $950-$975KEstimated closing costs if sold for $965K: 2.5% commission to buyers agent/closing costs=$35kOutcome If sold for $965k minus closing costs/commissions(only have to pay buyers commission) I would be left with a $40K profit from what I purchased it for and what I put into the house.

Equited with everything from kitchenware, to bathroom towels and sheets, cable and WiFi.

Leak was one time thing from kids flooding upstairs bathroom while bathing.

It has a small garage behind it which also has a utility room that has a washer and dryer and a full size shower and bathroom.

Hello Douglas,I don't know Hiawassee Georgia, but Google Earth shows an awesome view around the property ( so good location)It looks like a good deal,  Cash on Cash ROI at 14% and Cap Rate 8.19%, I would not complain, just make sure the vacancy is sufficient, it looks like a small town.Also, I see you are estimating 5% rate, so I am assuming you will buy on your name if so, make sure you get a good "Landlord Insurance"Once purchased, after a couple of months, or a year, if funds available, I would build a large porch, extend the metal roof, add a deck, replace the bath vanity/faucet and kitchen faucet, have it appraised/refinanced raise rent and see if you can get some of the $36k out, so you don't have to wait 5 years to get it back through Cashflow.Perhaps you can use Airbnb.Best of luck with your project 

I have a couple who have done numerous "upgrades" (ceiling fan, flooring, vanity, etc.) with no issues.

Flexible on timing, but ready to move on getting this work completed.Converted 2 bedrooms into master bed with walk-in closet and bathroom, but still need a custom corner glass shower door installed.Pierce County needs (South Tacoma area):Detached garage on rental property had a tree that's foundation was ruined by tree roots and the roof began leaking again (there was confusion with property management company with previous repairs and this being a new issue so it wasn't handled in time).

Or do you paint common areas one color and bathrooms another color ?

Although I'm no heartthrob I certainly have my own share of vanity.

Our biggest hurdle was the master bathroom.