I have learned that it may be beneficial to itemize everything carefully with quality bookkeeping.

Im hoping I can get enough rental income on the first year to cover all expenses including mortgage, cap ex, repairs, vacancy, and hopefully I can wiggle in management for the convenience of properly screening of quality tenants.

Try cranking your stereo during the day to 90db and see how long it takes the Sheriff to make you turn it off.....Just saying maybe the neighbor lady is right.

Just want to think about characteristics/qualities/etc. that make a good contractor/realtor/etc. 

Therefore hopefully a quality roofer will be able to take me through the process. 

I'm leaving allot of money on the table monthly and annually, but if I try to recapture the lost dollars too quickly I expect I'll  be forcing out quality tenants and face updating costs and vacancy. 

I dunno....getting rid of modest cash flow homes/condos in a blue chip market like SD, and exchanging them for a whole bunch of B and C quality doors in a fly over state = a recipe for disaster IMO.

Based on that number, looks like just over $80K would not be too much for a rehabber to ask and, depending on the quality of the job, might get a little more.

@Manolo D.You might be right about the quality of the crews on the projects I mentioned but I'd be surprised since both of these developers have 3-4 projects going per month, but who knows?  

I also like the personable picture of you and your dog (maybe a professional quality one of the two of you would be great).