I personally like to include penalties to sub for late work and bonuses for completing scope early (without sacrificing quality of course).

In other words, I reminded them they are still $200 below market rents and that if they chose to move out, I would miss them, but the unit would be listed at $2400 for the next occupants - so they were getting a deal and I WAS sacrificing and compromising to keep them as great tenants.I also let them know/reminded them that CA keeps seeking to expand rent control laws, which means I HAVE to increase the rent, otherwise if/when they do move out I won't even be able to raise the rent to "market rent" even after they move out.

Does anyone know where I can get cheaper shingles in the Hampton Roads or surrounding area without sacrificing much in terms of the quality of the shingles?

I sacrificed a lot to get out of debt.

Hey @Justin Bilardello, with that amount of cash ready to go, it may be tough to deploy all of that into a few single family properties all at once without sacrificing quality purchases and returns, assuming you do not already have a team and a pipeline to facilitate that amount of money all at once. 

However, Killeen has a lot of larger properties like that, but you'll be sacrificing rents (and it's about 70 miles from Austin).30-40 minutes from center city (downtown) covers most of the city.

I would probably put a low table/storage cabinet in front of the kitchen window.The wall section containing the fridge and range is about 68" wide, and 37"deep.This leaves a really small kitchen with minimal counter and cabinet space.Then I have had some ideas to open it up without sacrificing much dining area.Another view:The things that could dent the budget:  (Still mad that most of this can't be DIY) Hopefully this can be done for around/under $5,000 mixing DIY with hired out work.

Get rehab completed as fast as possible (while not sacrificing quality of course)- Make sure the market has a fast DOM and is growing - Invest in good areas with low crime- Have multiple exit strategies.

If you're trying to "increase their passive income" thinking that will give them the added cash flow now, and one day you can take advantage of that passive income I'd think long and hard about what they'd be sacrificing in order to achieve that end and the differences in their possible lifestyle in one situation vs the other.  

I think that those types of creative ways to generate outsized returns relative to your total portfolio slowly disappear as you become wealthier, because sacrificing small conveniences and luxuries for small dollar investments becomes less appealing.