There is a "free" 3x12 beam holding up the roof of my last house.Cool new toy James.

It's into this that I plug 'actual' repair costs, etc...The property I just purchased (for the purpose of hold & cashflow) had completed since 2010 the roof, windows, siding, electrical, plumbing, including hot water tank, new service from BC Hydro as well in the last 4 months a new bathroom, floors, fence and completely repainted.I know that the envelope (roof, etc..) will now last 25 years, the hot water tank 7-12.

Property is less than 15 years old; preferably a brick structure vs. a wood frame; with a pitched roof.

He's on the fence if he will sell (more about that below)...The roof is older and needs immediate replace of some shingles and eventually complete replacement, driveway needs repair/replaced, trim needs carpentry repair and painting, Estimated Exterior roughly $25,000.  

Unit has recent roof, and central ac and heat on both sides.Selling price $59000Owner will seller finance with 20 percent down, and the balance for 3 yr at 30yr ammorization at 5 percent.Total income $1150 per monthP/I $257 a monthTaxes $120 a monthInsurance, 50 a monthUsing the 50 percent rule, I see NOI of $318 per month.And cash on cash return of 31 percent.Obviously will get it inspected.But does this look like a decent deal?

I didn't see a line item for capital expenditures - setting money aside each month for things like roof replacements, new furnaces, major renovations, etc...  

may need to update1st Floor Front Door needs replacement Kitchen Tile Flooring Appliances new Sink, cabinets etc Recessed lights Bathroom Update flooring, vanity, toilet Fix ceiling in family room Flooring in family room (engineered hardwood flooring) New electrical panel (200A) New back door to kitchenOutside Roof has shingles missing from the weater either replace or repair.

I was recently doing some research on possible buy and hold opportunities in NY but as you may know New York price points are through the roof.

there is a realtor in my town that has a house that she will rent to owner to me but the house need a roof,electrical,drywall plumbing, painting, new kitchen sink & windows. the asking price is $15 thousand also she want $500 down an $200 a month. all this work I can do myself I am estimating that the material might cost about $5,000 to $7,000.

New electric and plumbing, walls, floor, kitchen, roof, siding, etc.