Thank you Account Closed  I'm with you on doing things the right way and investing in that up front to avoid potentially losing a lot more or even everything down the line over trying to save a few hundred bucks. 

Agree, most bang for the buck, along with the MW hood suggestions.

Give yourself a fudge factor of a few bucks if it worries you.

A lot of investors are migrating out of Chicago and into NWI due to lower taxes as well as being able to get more bang for their buck.  

The slippery slope.......Get investors for your deals, or to loan out or buy notes, whatever.The deals are harder to come by, money is sitting there you're paying or accruing interest on.Then you investor money matures or someone screams they want their money back, but you don't have it.Then a new investor comes in for your XYZ deal.

@Bo Qosja, In a maturing market the time between flips increases.  

Run the wire all the way to the box and properly grounded to get you up to code, If this bath is nice and modern finishes you should be able to increase rents 50 to 100 bucks. 

The kicker is… since I had to pay half of the closing costs for the buyer, that put me at a $400 assignment fee… Then I had to pay the dang bird dog $250 because he had an agreement to get $500 from the Investment firm if the deal closes and they were acting janky and only wanted to pay him $250 so we split it… that left me with a whopping $150 bucks!

I finally had an investment mature and now I have pulled the cash out of it and I am ready to look at my first deal.

It's an art in itself, and a whole different skill aside from the landlording.....You're LUCKY if you already have a team of trusted contractors.....And I thought I did.....I've used the same reputed local plumber for a bunch for my units.....Long story SHORT, he HAD to finish the job that day but only did HALF of it, still leaking a bit after.....The in-house engineer of the condo building tells me, he can do it for $40 bucks and he has the parts already.....How do I go back to the old contractor, cut him off for his half-done job and handle the payment????.......