FRP panels for walls in wet rooms, VCT for wet room floors, 1x4 screwed horizontally to studs & towel bar mounted to that, *no* soap dishes in showers, high gloss white paint for trim, *no* carpet, 

[The bank is offering a 5 year fixed ARM with balloon, on a 15 year amortization, 4.9%and we've talked the owner into a 15 year am with a balloon payment in 5 years on the 90k, 4%.]With our low DP and bank terms amortized on the 15 year note, we are only projecting a cash flow of about $470 or if we can talk the owner into a 30 year amortization to base the monthly payment off of then it would be around $710.14 units would be under our care, some with some deferred maintenance (exterior painting and leaking roofs), and one shop building.  

I understand that some CapExes such as flooring, plumbing, windows, and paint I have to cover but which of the following CapExes can I omit when doing my analysis?

They also mentioned something about lead paint testing being included in the price, which sounded like a scam.Then I searched for "window repair" on craiglist and found my savior!

I would have bought black which I prefer on our last rental but despite holes in the walls and ceilings and half painted rooms it already had a big fairly new SS fridge albeit very dirty.

Not painting a very rosy picture, am I?

Sure, the plaintiff's attorney will roll out the victim's widow and all the crying kids while trying to paint you, the evil landlord, as some callous greedy miser with no regard for human life or compassion, but the court will ultimately sort out the matter of law from the matter of fact.Just be glad we don't live in North Korea. :-)

BIG MISTAKE....2 months later they were late and late every month until 7 months later when I had to evict which was the middle of January so by the time I washed all the freshly painted walls and cleaned the once spotless house out and got it rented again I had lost over $3k so I don't think the extra little bit you charge for deposit is worth it.

If the damage is minor and she has a high deductible, it may not be worth it to file a claim for something like this if it's only a matter of patching the leak and replacing/finishing/painting some drywall.

Jon, I don't know you from can of paint so please don't take it the wrong way...