If you want to supply materials , thats fine with me , I will still make the same money at the end of the job .

I took lots of notes, and my realtor works with the HOLD worksheets from the Keller book, [i]HOLD,[/i] so he supplied those with the listing sheets.

Between renting the sanders, sand paper, poly and supplies, I'm at like $450.

furnace issues would be my most common repair.I don't supply blinds and remove all garbage disposals due to the potential hassles they bring

Supply and demand.

Justin, thanks for the information you supplied.

I buy them from a supply house called Famous Supply.

Supply is being addressed in one way.

You could have a redevelopment play and change it's use and sell to a developer or keep it's current use and tear down and build new with a higher density.It depends on many factors.Areas such as your many are buying on appreciation driven markets and not cash flow.If you want cash flow and holding long term you might want to look at other areas.Even with the 50% guide if they are wanting a 4.5 cap and you negotiate down to a 6 cap.Then in an area with limited supply of apartments you can raise rents faster and increase the cap to a 7 or 8 rather quickly.This is what the REITS do to increase their bottom line buying in premium locations.

The youtube link Bryan supplied provides a 'hint' of how this concept will be implemented.