Replaced doors, updated some of the light fixtures, refurbished the kitchen cabinets and countertops.

Full new paint, new flooring (vinyl plank vs carpet), new cabinets, countertops, fixtures, sinks, tubs, lighting, basic rental grade appliances, etc.

If it's a light doc DSCR lender for 1-10 Unit properties, they will look at monthly taxes, insurance, interest and principal payments as expenses and will not factor vacancies, PM fees, and other expenses.

It could be heat in the winter(in Michigan) or AC in the summer (imagine them running AC at 70 degrees all summer in Phoenix) or just general disregard for leaving lights on and things like that.

And that, is the hot potato no politician is willing to give any light to. 

I think the amount of responses you got was more than generous in light of the very small information you gave about your situation.

Manufactured housing is built to be light and able to be moved fairly easily.

I enjoyed that mine was a one man band, and it was smooth and efficient, handled by email and short hand dialogue and simple resolutions.My eviction filings, so far have been "light weight," mostly gets people motivated to pay and stay.I spoke to a couple of firms, but they make it sound much more complicated and ugly than it has been in my case, so they aren't resonating with me.

The main house is completed and as far as labor, I spent $40,000 on just labor and that includes everything from full gut demo to finishes.We are talking about a 4BD, 3BTH two story 2400 ft.² home with a bonus room.This was a full gut job, replaced…12 Windows (new construction)2 sliding doorsTook out all carpet throughout.Took out this ugly 2” thick tile from half of the downstairs portion.Removed popcorn throughout the entire houseTook one wall downA little framing workReplaced entry door 80” x 92”Drywall patchingSmooth drywall work50 recessed lightingAll electrical neededAll plumbing neededNew cement walkway instead of one walk to the front door I created two steps with two lights in each step.Install kitchen cabinets, excluding countertopInstall all three vanities3 bathtubs with one being a modern standalone tub in the masterAll tile work (bathroom wall & floor, kitchen backsplash)Installing of all hardware, faucets, showerheads, etcInstalled 8 single panel doors with hardwareAdding self-leveler after tearing out that thick tileNew LVP flooring throughout the entire house except bathrooms,all baseboards, trimsPainting the entire house, painting all the doors, painting the outside trim.Reframing the outside balconyReframing the fireplace to install new linear modern electrical fireplaceand they took care of the two trash bins.I mean, completely redone.The only thing that was not included in the $40,000 is landscaping, counter top cut and install and of course the ADU which I’m currently working on now.So my question for my fellow investors and contractors did I pay too much?

Maybe @Travis Biziorek can shed some light on the Detroit market for you.