The house is a 1920s house on a corner lot but hasn't had big improvements (outside of a minor reno on the kitchen) - there's no central AC, for example.  

I am usually never at home so i gotta type everything on the phone, otherwise i would more easily be able to get into more detail.now the amount we pay the manager is not very much at all, but that is ok because the manager gets a huge perk: they get to live in the manager's quarters which pretty much all motels in the united states have. the managers quarters is connected to the front office and consists of a 2 bedroom, 1 bathroom apartment with an adequate spacious kitchen and spacious living room. an older couple who is retired, about to collect social security checks possibly, and has a minimal and quiet social life is most desired for this position. they get to live rent-free and utilities-free, and i get a manager for minimal expense. its a win win situation and i often become good friends with them. most managers only stick around for 1-2 years, but some are willing to basically stay for decades even.the motel business is a seasonal business, but not an extreme one. typically around march-may, business slows down an observable amount, and after that it picks right back up to 90-100% occupancy on every night. several nights a year, we have to turn away guests at nighttime because we have no rooms left to sell.the budget motel is a peculiar business, but then again its really not. your average person might struggle to understand how this business requires a decent amount of hard work, yet is simultaneously one of the most laidback businesses you can get into.we remain super competitive, to the point where its not even competitive anymore for us. the reason why is because i have placed a 40 inch tv in every room, along with a full sized refrigerator and a real kitchenette. for $190 total per week and free housekeeping and wifi, who wouldnt want to stay there vs. renting at an apartment that requires all sorts of documentation and an application fee?

Monthly expensesTaxes 445Insurance 102Mortgage: 1650PMI: 243Repairs: 300Vacancy 150Expected rent 1600 per unit minimum, 1700 is more likelyPurchase price 375,000Downpayment 5%Renovation costs 15000 (new floors/cabinets/appliances in Unit B kitchen)Both furnaces are 17 years old1st water heater-3 years 2nd water heater 7yearsRoof:12 years1st AC condenser 4 years 2nd AC condenser 12 yearsWould appreciate peoples input, I will be living in unit B (House Hacking) First investment in Atlanta. 

Also, if this sliding glass door was off the kitchen, it may point to excessive moisture build up from cooking, especially if they weren't using the range hood fan.Make sure the unit has adequate ventilation and the range hood fan and bathroom fan both duct to the outside.

I just installed that in a kitchen and bath.

I am not going to remodel a kitchen or bath because they ask or refinish hardwood floors to be a nice guy but if something reasonable is requested, I want it done quickly and professionally. 

IE: The kitchen is utterly gross and 65 years old, but technically it is a complete & functional kitchen with no glaring health/safety hazards, etc...

Also what to do in the kitchen?

Purchase price 147KListed for 299K, sold for 285 (went under contract for 290 but dropped it another 5K at buyer request after the appraisal just to get out of the deal)Home Depot credit card: 10K (appliances, fixtures and other things we picked out and purchased ourselves rather than having GC use typical builder grade stuff, also husband did some of the work himself so bought his own materials)Brought 40K of our own cash to the closing table, loan total when paid back was 185 (original loan 175 plus 10K in accrued interest, 12 month balloon loan so we did not have to make payments during the rehab, which helped a lot with cash flow, also loan had rehab costs folded in so for the most part we paid our guys out of the loan and not our own pockets)So (numbers are round): 285 sale price - 185 (loan payback) - 40 (cash we brought to closing) - 10 (Home Depot card) - 10 (closing costs) = 40K profitWork done: insulation and vinyl siding (this ate 18K of rehab budget but was unavoidable as cedar shakes were disintegrating), converted to natural gas heat (ducts already in place, changed out electric hot air blower to gas one and gas company ran the gas from the street for free), replaced AC compressor, new water heater, two new bathrooms, replacement windows, new appliances but left the wood cabinets b/c they were in perfect condition and I could not justify painting/replacing them, new kitchen backsplash, removed wall between kitchen and dining room, wood laminate flooring throughout except for new carpet in downstairs den, painted the deck/railings, new garage doors, one new slider, all solid wood interior panel doors, of course fresh paint and new light fixtures throughout.dining roomThere was moisture damage downstairs from bank not winterizing and pipes bursting...thanks, bank.Hauled out enormous old woodstove and broke up ugly old hearth and left good flue for someone to add new pellet or woodstove to if they want to, we figured not everyone wants a woodstove and this way the buyer can decide to add one back if desiredBathroom off downstairs den, chose a walk in shower for variety, hosing off dog or muddy children, disabled access, etc. 

Any upgrades or repairs, to kitchen appliances, in unit laundry, water heater or AC unit.