Purchase Price (November, 2011): 85,000$Sales Price (September, 2015): 139,000$**Total Rehab Costs: 9300$**=========================Fresh Carpet: 2000$Appliances: 3000$Paint: 500$Countertops: 400$Staging Materials: 400$Fixtures: 500$Electrical wiring: 200$Plumbing Work: 800$Doors / garage doors: 600$Miscellaneous supplies: 500$Fence Work: 400$==============================**Total Holding Costs: 2 months - 2000$****Total Closing Fees: 12,500**==========================================Realtor Fees: 9000$Buyers cash in lieu of repairs cost: 3500$===========================================Rehab + Holding Costs + Closing Fees: $23,800Profit: 30,200$Anyway, just wanted to share that with ya'll, it was a very unfortunate circumstance, it's been a very rough couple of months, but just trying to see the light at the end of it all.We'll be closing on it this week, just thought I'd share. 

Depreciate the cost of your appliances, roof, driveways, etc. over their useful life and you will be surprised at the actual cost.

The first thing is that buyer's are picky, and they tend to want the same things (stainless appliances, white trim, etc).

I made some improvements new appliances new windows. 

These homes you will renovate to a higher standard, with better quality carpet, lighting, appliances (likely stainless steel), tile backsplash, and possibly granite counter tops.

No stone (countertops) are in any rooms, and the appliances are out of date.  

., 2 level with full basementAsking 35,000  No repairs or appliances neededRented now at 900/mo (1000/mo actual market value rent)Taxes 1,200/yrManagement 1,080/yrNo Condo or HOA fees!

If all of your appliances, water heaters and hvacs are 16 years old and throw in roof or two, you will quickly get into some big #s.

I kind of have a problem if money is sitting around I either use it to improve property with a new roof, or carpet, buy extra appliances or water heaters, etc. 

I have already converted the lighting to LED in both units and updated the appliances (Energy Star tier III).