New toilet, sink, flooring.Bedroom: Paint, flooring, and remove weird shelving.Living Room: Paint and vinyl plank over the old wood is the plan.The exterior of the house.

White Toilet.

Or a plumber to change a roll of toilet paper.

I could fill my hours trashing out houses, cutting grass or painting which was worth about $20/hour, I could fill it with fixing clogged toilets or hanging ceiling fans which was worth $35/hour or I could fill it with negotiating deals and buying houses which turned out to be worth  many thousands an hour.

If you aren't going to leverage, I'd say you'd be better off loaning that $85k to other investors, I'll pay you 16%/yr on it (I pay my private lenders 2pts and 12% for my rehabs) and you never have to collect payments for fix leaky toilets...I'd be more worried about paying $85k for something that rents for $1k than owing $45k with a $300 payment on something that rents for $1k, espcially if its a duplex and one side covers debt service.

Tuesday 1/21/2020: Tenant calls at 9PM saying the upstairs toilet is backed up and not flushing. 

In either case, you can't work on the property as it must be a passive investment (e.g. you must hire someone to fix the toilet and can't pay the expense with non-retirement funds).7.

We refinished the floors, completely redid the kitchen, painted, replaced vanities, toilets, sprayed the tile in the bathrooms with enamel paint, replaced sliding glass doors, HVAC, interior doors, and regrouted and coated the sunroom brick floor, repainted the siding on the exterior, and had some minor landscaping done.

In either case, you can't work on the property as it must be a passive investment (e.g. you must hire someone to fix the toilet and can't pay the expense with non-retirement funds).7.

Due to the distance back and elevation, we use a porta John for the toilet.