Can take the ferry to downtown, then hop a bus to MS campus--or light rail when that's done. :-) 

Upgraded HVAC, replaced some old leaking pipes in kitchen/ baths, minor electrical upgrades, light interior wall/ ceiling patching and additional Cypress and Japanese Maple trees to yard.

This is my first post and I hope someone can shed some light on my topic.

I used polish concrete floors, new soft close cabinetry, plumbing and lighting fixtures, designer tile in the kitchen and all bathrooms.

Simple things like replacing light fixtures or flooring can make a huge difference in property appeal.

Even at that rate it does seam to make sense, especially in light of the 15% gains tax I would get hit with selling the equities for the down payment. 

Hi Ariel,Rule of thumb in low cost of living markets like mine is $10/sq ft for light rehab, $15/sq ft for medium and $20+ for heavy.

Irrespective, any eviction is an absolute last resort...it's really foolish to throw that term around so lightly. 

For a newer investor, I would tend to think that a "light" value add project would be worth pursuing, such as one with rents 10-20% below market with some inefficiencies in management, expenses and vacancy slightly higher than the market average.

It's similar but better, has a light inside.