Semi gloss on interior trim unless its not in good shape or plain jane and I dont want it to stand out, and on the walls the lowest washable sheen.

One a 1991 in decent shape and another a 1974 in decent shape.

You may buy it at $7,000 but it really needs the $20-$25,000 in repairs to secure the property not to mention reduce your liablity (the roof is in terrible shape and I wouldn't want a tenant living underneath it).

My bar tender has a masters degree, I know a waitress that has 2 undergard degrees, people at subway have degrees, what job do you think you can land that will pay off student debt and give you qualifying income to buy real estate?

Is the property in good shape?

The Land of free spirits ;o) You're right my price point is non existent here in San Mateo County so I'm looking in surrounding counties as well as Austin.

Great list @Ky Sharp If you are confident in your analysis and buying all cash the appraisal/bpo isn't necessary but an appraisal may help you negotiate if it comes in low.We like to have two or three mgt companies walk the property during due diligence and propose their mgt plan that includes a capex and/or repositioning budget.If the subject property and all properties nearby are the only things ever built on the land there you may not need a phase 1 environmental but if it's a large property and/or you're bringing in outside capital (lenders or equity partners/investors) having one demonstrates your thoroughness and professionalism even if one is not required.If there isn't a recent survey one it may be required but if one is not required getting a new one falls under the same considerations as above.We have gone to always having an engineer do the inspection even though it can be 2x what a non-engineer inspector may charge.

The cost of such a service is about $200-$500.Not to be weird/creepy, but searching the MLS and tax records these couple properties may help you comping out yours if I landed on the right property.

Does anyone know of any BP meet ups in the chicago land area coming up!?

I'm passionate about all things real estate, but especially student housing, multifamily, commercial build-to-suits, and land development.