It could also be from purchases at 0% or very low interest.

I am looking to see if anyone has any suggestions on how to get an accurate number on rehab costs.

We would not have been able to relax (retire sounds so final) early without our housing and utility costs being completely covered as they are. 

I'd recommend the latter for someone starting out-- you could use a 203k loan which helps you finance rehab costs into your loan.

If you're looking to do a fix and flip - you'll need to come to the table with at least 10% towards the purchase price + closing costs.

You will be out inspection and appraisal costs, but will get your earnest deposit back.  

We are still in a very tight, low inventory market- but appreciation has never been higher- it's a great place for a wealth-building investment portfolio- it sure beats the highs and lows of the stock market! 

My real estate CPA has done several cost segregation studies for me and my clients.  

A good PM will keep you out of trouble and typically make you more money than they will cost you.

The city has definitely seen a rebirth in the last 10 to 20 years and the entry level is extremely low, that being said, you really have to develop a good team if you were going to be out of state.