Thanks guys.Yes he is painting for 75 a unit.I am buying materials.He is section 8 and just moved from one of my 2 bed 2 bath apartment units to a 3 bed 2 bath home with a yard.He wanted a garage to house his tools and do work.So he is motivated to do work and get cash for the new house he is moving into.Good tenant just needed more space.Even painted and carpet shampooed his unit and cleaned everything.

My architectural style is a newer roof, a dry ceiling and dry floors.

A dry closing, that is where the funding to close the first escrow comes from the money funding the second escrow.

Basements are common here, so we make sure they are bone dry.

Keep in mind a big part of what sunk us in the GFC is that investor loans completely dried up .. right now they are available Albeit at a higher rate then 6 months ago But at least you can still get one.. things get worse LTVs are going to get lowered things will just continue to tighten up .. 

No disrespect intended with this comment but If this was all above board, then why did he wait until after the signatures were dry before he told you about it? 

So all the good and cool people will leave and all the people who cannot find a job if they lose the job they "somehow" got will stay and keep sucking the corp dry.

It is a wet system on the first 2 floors and basement and a dry system on the 3rd floor.  

(they cut copper and wires)we put in to it 1 month of self work (learned from youtube) plus hired a professional (for the shower and kitchen) at total of 20k.we sold it just now for 35k (lost 7k)the good thing is that i can notice the mistakes:1. we've upgreaded the elctrical sistem at a bout 4k. most buyers dont care for that and it cause a lot of holes in the old plaster wall (much worse the dry wall)2. we didnt paint the outside- thinking it less important (its very important)3. we used stick on tiles instead of vinyl floor (1 days extra work), replaced windows that were old but not in a bad shape and a few more extras there and to littles here...4. to stress to buy (we were not local and had a flight back home) and to sell (we thought the snow slow the market down- its not so true)to summaries it:dont buy a house with electrical issues, bad windows, and rough exterior.dont be afraid from holes in the walls, old paint or pluming issues- those are reliability easy to fix and drop the purchase price dramatically.now we will buy 2 more houses with a purchase price of 12-20k, remodeling budget of 8-10k.we predicts a 15k profit on a flip and 20% roi on a rental (1 house for each niche)i leave you with some pictures

I purchased 1,772 acres of Oregon dry land wheat acreage in late 2014 and since then it has significantly appreciated in value (approximately 800%) owing to newly-available irrigation and the fact that it is ideal ground for potato production.