Owners mistakenly ASSUME all PMCs offer the exact SAME SERVICES and PERFORM those services EXACTLY THE SAME WAY, so price is the only differentiator – so, they often select the first PMC they call or that calls them back!

Purchase price: $417,500 Cash invested: $37,575 Technically a single family by zoning, though set-up to be a duplex, with 3 beds and 2 baths per unit.

You need to decide what you like in terms of communication and then determine what price you are willing to pay for that service.

Reno Scenerio Off Market Purchase Price - $185k ARV = $315-335kReno - $55-65kHolding - $10kClosing both ends - $25k= $335 , $315-$285 =$30-50k gain  As-IS Scenario Purchase - $185kSale Price on MLS :$225- $235kClosing both ends - $20kHolding - $4k= $235 - $209 =$16-$26k gainIn both scenerios I’ll be 1031ing it into a new investment.

More than likely you would need to give up around 70-80% of equity and own a minority - some deals would allows you to buy it back at a set price as well. 

Post '08' people had the luxury to analyze for "cheap" vs the pre-'08' pricing and feel a sense of security in there current price acquisitions. 

Huntsville is a challenging market given the price points but I've had clients find good success in the suburbs. 

Downside is setting the “ sale” price such that the original investors get fair value and NewCo investors aren’t getting a bad deal.  

If so, shifting that to the tenants at the time of lease renewal is another great way to decrease her overall debt service.Other good ways to increase revenue in the mean time:- Raising washer/dryer prices. this may only equate to $4-$5 per unit per week, but its better than nothing- If there are any unassigned parking spaces, meaning not attached to any lease, make them paid only any offer them to tenants at a new fee.

In a C market if zoning allowed I would do cargo containers since their price is really down.