I have a good grasp on all of the sitework aspects of development, the process of valuing and acquiring land, as well as the local zoning ordinances and laying out sites.

Wallpaper removal, carpet removal, refinish original hardwoods, etcBedrooms - new drywall, paint, trim, carpetBathroom - gutted and added new everything with vinyl plank floors, shower niche, recessed lights, exhaust fanKitchen - refinished original cabinetry, added new cabinetry, granite countertops, subway tile backsplash, open shelving What was the outcome?

... we're not putting "Loan To Value" all over your house :) ... it stands for Luxury Vinyl Tile which comes in planks that are about 6 inches wide and 4 feet long.

It has a roof it's in great condition but I have to gut it out and lay a foundation.

@David Monroe you should write a BP blog post on this laying out your tips!

LOL.. non appreciating rentals need to be held forever or your going to be stroking a check to sell them.. unless your 1031 and for ever going to landlord.. that's a given.. you need appreciation to pay the recapture and gain from basis andif they are SFR's and you are going to retail them you need 5 to 20k to take your beat up rental and make it nice enough that a family will buy it to live in.I went through this with new construction I bought in 05 ish.. what was in style then was not when I went to sell in the last few years. as I exit my rentals  tile counters NO good  need slab granite.. builder grade appliances Nope need new stainless.. etc etc I would say I put 10k on average into each home to sell them.. then it took 90 180 days of them sitting there vacant then I had recapture.. so to me the juice of these is simply not worth the squeeze I would rather sell real estate have no debt and make nice fat 10 to 20k checks..

Are you laying out your minimum qualifications to the prospective renters ahead of time?

The stainless appliances and subway tile are nice for the area.

Can you lay hard money loans in full, early...without penalty? 

My neighbors wife did complain about the distraction because a couple of the female engineers would wash their vehicles in bikini's & lay out back sunning.