Painting is also easy but can take forever with all the cutting in and trim.

You can hire out some of the work, but if you hire out all of the work to other people then you're going to really cut in to your bottom line.

A good one, but I have had to take a temporary pay cut.

that doesn't cut it now and will never help you to be successful in anything.investing is about control...the more you have of it, the better the investment.

Like a good investor, I am prepared to hold the house for the Congressionally approved 5 years and live in the house the last two years to receive favorable tax treatment should all of the above fail --praying all the while for a decent tenant who could actually take care of a freshly rehabbed house AND change filters AND cut the grass.

Of course with many houses running well over $1mil, coming up with an extra $1-$2k isn't that hard for many sellers but I see your concern.

The liquid cash flow alone is $5000 possibly more if you cut down on expenses.

My concern is this, I've read in many places that this process does not take any money out of pocket for me except some advertising cost and my consideration fee.

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I agree with gfw, the main concern of the agent is going to be whether you are wasting his or her time.