To paint the entire industry with such a broad brush is at best, misinformed.  

I have a similar issue:Property is  an owner occupied triplex, my unit 1 tenants would like a fire pit and would use it to burn up some scrap brush that was left over from keeping the grounds.These tenants are excellent and I want to let them know that I want to keep them happy, but I can see all sorts of issues with allowing a fire pit.1.

You should be able to throw a number at the wire and panel cost as well as the cost of the paint, brushes, misc tools. 

I think you meant to say brushed nickle or stainless hardware not silver.

I live in Brush Park and there are some great things happening here in terms of new businesses & apartment complexes that will begin construction by the end of this year.

My first call would just brush the surface.  

The $20k cash will put the lipstick on the pig here (cedar fence, new a/c units, brushed nickle door levers).  

Account ClosedIt is probably best to brush up on your calculations.Assuming your lender does not charge any fees, we will do $65,000 purchase + $15,000 rehab for total loan of $80,000.$80,000 at 11% = $8,800/year interest expense.$8,800 / 12 months = $733.33/month interest expense.

Within a few years, your cash flow locally will easily trump what you're getting out of state as well since rents are mostly STATIC in turnkey markets.Unless you can work the grounds out there like a TRUE local, you will be paying a premium every step of the way (acquisition, rehab, PM, etc)...I guess what I'm saying is don't take for granted what you've got going for you in your own backyard.

. :)I think its one reason that values in a big way stay static in TExas  they don't go up much and they don't go down much... especially for the W 2 earner.. when you have 300 to 400 a month for tax's on a 150k home.. that equates to 50 to 70 or more in mortgage payments.. when on a 150k home in many markets with home owner exemptions that tax would be 1k. or one third..