Rehab is going to be bathrooms, roof, landscaping,  air sealing, windows (little by little diy and budget allowing), fixtures and switches, probably cellulose insulation in attic, odds and ends.     

:)Front Side (Before)Front Side (During Renovation)Front Side (During Renovation)Front Side (during renovation, windows replaced)Front Side (During renovation, windows and siding replaced)After RenovationInterior Renovation PicsAfter Reno Pics:

@Devon Dunn I’m no expert and starting out just like you, but I know that RESS systems are great for those all in one location.Now, if you don’t have the ability to access one of those, you can do a few things: drive around and find unkept yards with windows either empty or with boards, talk to your community, and go to the courthouse.

What I've found on the quick exits, when people who promise a last-minute exit do come through, is that occasionally in their haste to get out, being tired and undermanned moving their stuff out, you end up with heavy wall damage in stairwells, busted windows from the inside, floor stains and scrapes.

The previous owner before me had to pay a 25k special assessment to redo windows and siding on the building.

The home is essentially in good shape but dated as it's about 20 years old or so and could use some modern upgrades but it was the model home so it has features like granite counter tops, dual pane windows, French doors, etc...

Upwards of $250 per window, and a few hours of work per window. 

@Tim Herman the electrical is up to date in 2 homes. i don't have the cost for electric work on third  demo will be just the cost of a dumbster. its already almost done just some here and there. labor cost covers new window install, an additional door way to make one home a 3 from a 2, kitchen rehab, bathroom rehab, drywall and new floor from nothing, also landscaping. essentially 2 homes will end up just shells.

My goal is to flip it and if everything goes as planned I will see a 30k profit according to my calculations.My resistance is that there is an ugly house two doors down that is abandoned and doesn’t have a window on the top level.

Cost to evict: $3,500 (supposedly a great deal) Perhaps the biggest one: Capex above estimated allocation or before reserves can be built up— Roof, Sewer Line, Windows, Appliances, Decks, Driveways/Parking Lots, Furnaces, Hot Water Heaters, Foundation/Structural issues, Fire escapes, Plumbing issues like sewer line backing up and raw sewage flooding a basement unit or a water heater malfunctioning and dumping 100’s of gallons into the building, overflowing tubs due to clogged drains and clueless tenants, broken/leaky pipes, etc. there are a lot of expensive things that will go wrong with every property.