I purchased it at the beginning of August 2011.If you're making only $50/month now when it's relatively new to your portfolio, you're likely going to be losing a lot of money later.Remember, every 20 years or so you're going to have to replace the roof, the HVAC system, a couple water heaters, siding repair, electrical/plumbing upgrades, etc.

We have two 200,000-300,000 rehabs coming up that I may upgrade a bit.

Looking down the road I will probably only own this home 3-4 years before I upgrade/move locations & have read that you should handle loans differently if you don't plan on being there long-term.

If comparable homes are moving quickly, inventory is low, and/or your upgrades are above listed comps, there may not be a need for staging.

If there are few alternatives, and USDA is the main source of financing near this house, then you might be better off getting the upgrades done so that you can sell, rather than list it for sale for a lot longer ...

We haven't upgraded hardly anything except solid wood window coverings, whole-home alarm system, lights in the closets and a new kitchen sink (big whoop) but we have a very expensive hot tub in the back yard and the location of our home in relation to the rest of the neighborhood is what attracted me to the home in the first place (corner lot, backed up to a wash, sunset in the backyard, sunrise in the front, no house facing our front door).

Then I could use the cash I saved up for repairs, upgrades, etc.Let me know what you think.

You have the mold and plumbing issues plus paint, flooring and standard updates/upgrades so maybe I'm at $25k after all that.

As far as the possibility of large capital expenditures, the building has had some upgrades (roof, hvac, windows, etc) in the last couple of years.

I'm not sure of a complete demo but to upgrade an older building (carpet, paint, floors, kitchens, etc) I've paid on average of 3,200 per unit.