I am a fellow believer in OPM, though carrying with it a fiduciary ethos is critically important over the long haul.

Would it be appropriate if I reached out to some local general contractors and ask them to send me an itemized bill for previous clients?

My insurance agent is strongly recommending I require any tenant to carry renters insurance, with me listed as an Additional Insured.

In my SFRs and duplex, my turns would be north of $1,000 each to bring paint scheme current, and make any necessary fixes to "wear and tear" items.  

These figures vetted these numbers on the Bigger Pockets calculator as well and got a similar result, but wanted to share on the forum to get additional feedback on any additional line items/nuances particular to Chicago: Property is a duplex (each 3 bed, 1 bath) in Little Village and listed for $249,900Down payment (FHA Loan @ 3.5%): $8,800Closing Costs: $7,494Monthly Income: $1,200 per unit (so $2,400/month)Monthly Expenses: $2,370 (see below for details on expenses) Assuming 30yr mortgage at 3.8%, mortgage: $1,124/monthProperty taxes (2.1% for state of IL): $440/monthPMI (FHA Loan): $104/monthInsurance: $150/monthCapEx (5% of rents): $120/monthVacancy (5% of rents): $120/monthRepairs (8% of monthly rents): $192/monthMaintenance (5% of monthly rents): $120/monthBased on these numbers my conclusion is that this wouldn't be a good deal since cashflow is barely positive.

If the contractor damaged the rug, then they should be responsible for replacing/paying for the item.

You will find that, every investor works numbers differently, some do CAPEX items and some do not.  

Most importantly thanks for sharing those much needed action items.

From there, it really depends on the Capex and repair items.  

**Moving Forward**I've been saving then buying.I figure between the 4 rented units and the fact that i *agressively*  save at my W2 job.I could recoup the 25% downpayment in about a year.. and repeat. ( similarly priced duplex)While inventory of such is low around here, I'd LIKE to get into  a decent 4-flat..at that point i'd likely move into it to take advantage of owner/occ items..specifically < 25% down..WHAT should i be looking for as i grow my portfolio?