Still requires due diligence of course, nothing can replace that!  

@Emily Allen  Whenever I replace something for a rental it is usually the second best item.  

We were just recently hit with A/C replacement on both units. 

If I had rolled my profits into another downpayment for my next place, it was going to take me quite a while (more than a year, not quite 2).This deal brings my total net profits to around $2,200 per month, dropping my projected income replacement day by almost 2 full years!

The seller would have to be crazy to do thatINSTEADOffer a joint venture with the seller where you bring private lender money in for the 10,000Give a note with no payments for four months to seller on the JVCalculate 10% for Sales Costs or 15,000Earn 10,000 for the freeSo subtract across from the 150 ARV-10,000-15,000-10,000 = 115k net to sellerThat helps the seller and helps you to make more moneyDon't be a one trick ponyBe a transaction engineer

Thank you, J.If your buyer's lender cannot have a signed contract before day 90, get it under contract now with an addendum stating that all parties agree to replace the contract on day 91 then send the new contract off to underwriting.

Those 2 duplexes also have to be power washed and I guess we have to do them first, along with replacing the roof, and residing the front, and putting in new shutters. and changing the House numbers, and replacing a fence. and putting in  new kitchen cabinets and a new counter top and new sink and faucets  for one tenant, and a new Bathroom tub and toilet and floor  for another tenant.  

$5000 +/- for replacing an existing one.

You might be able to replace the glass section without replacing the door.

I negotiate a 90 day full replacement warranty when I buy used appliances, including pickup and delivery.