It's into this that I plug 'actual' repair costs, etc...The property I just purchased (for the purpose of hold & cashflow) had completed since 2010 the roof, windows, siding, electrical, plumbing, including hot water tank, new service from BC Hydro as well in the last 4 months a new bathroom, floors, fence and completely repainted.I know that the envelope (roof, etc..) will now last 25 years, the hot water tank 7-12.

For example, for a city infill lot in a hot market, it's not likely that someone is going to wait for you to get all of your permits before they will close on the deal.

You should be fine with owner-occupying, although if you're in a very hot area, you may have to compete with investors if you do not get it under contract before it is opened to non owner-occupants..Sometimes these things go for a few thousand more than what they are listed at.

Rachel Jackson welcome. your in a hot market!!!

You chose an incredible site to be a part of :)I love the idea of living in a small multi and renting the rest out.  

I just bought a new property and, in talking to my landlord friends, have found that most of them don't provide any of these.Installing a dishwasher in my new property would mean:1) cutting out some of the cabinets (it's a 1951 house, so the kitchen is already small, with limited cabinet space) or2) get a portable one that the tenant could connect to the sink when neededThe washer and dryer would be easy to put in, but the hookups are also positioned where it would be easy for a tenant to get them themselves (directly by outside door) without danger of tearing up the floors.I want to be able to charge fairly high rents for the property, and preferably rent to a family (it's in a hot neighborhood and has an absolutely gorgeous and huge backyard, which is rare).

The downsides were: it appeared to be a decent build to my fairly ignorant eyes, and the rental market now is hot.

Every state has a Banking Division hot line.  

I do Lawrenceville has been a really hot market for the last couple years. 

I was blowing hot air as I never thought they would even respond to my request.