That extra polish is pretty cheap and makes a huge impression.

If the competition offers refrigerators and dishwashers, you'll be getting those too or else ...And if the competition is lacking appliances, you can then do likewise.Brother Steve nailed it.

Just do your due diligence on anything that may be senior, as for the IRS they haven't stepped into any of my deals since we had a real president, and even then they accepted a token amount to release the lien, and were very reasonable.Warning, make sure it is a second, I once had a second that was really a 4th because of a subordination agreement, almost got nailed on that one, would have lost every dime I was going to pay.

Ned hit the nail on the head.

Those magic words of "more or less" only go so far.Depends on what you do wrong, degree of negligence or intent, you can get nailed for much more than the sale price or any loan amount of a deal.

Say 220 was roofing ststems for expenses, 221 could be felt, 222, shingles, 223, hardware (nails, screws, trim, drip trim, vents, sofit) 224, decking/lumber, 225, roll roofing (including rubber systems) 226, glue/adhesives...you get the idea.If you are knocking out say 4 basic floor plans, different elevation but all the same materials/grades, you are buying bulk and allocating costs based on the plans per plan.

In spite of all the differences of opinion we may have in how we are governing or being governed, I think our forefathers hit the nail on the head.

Buy the right property in the right location, with the right up front repairs, and you are 85% there ... screen your tenants well and you are another 10% there on top of that ... there's always going to be that ~5% that you just can't get rid of and will need to put in a bit of work from time to time on, but it is well worth the effort so long as you nail the other 95% ... if you don't nail that first 85%, though, then you are going to have some hard work ahead of you, with or without a PM.

@Matt Shields nailed it!

I am far from one to push higher education but for a young person without access to a large amount of cash or contacts, a degree in business, engineering or architecture adds to your knowledge base and gives you a bit of credence and polish when you are lacking in other areas.