It is an older home built around the 1950s and is need of updates new kitchen baths paint flooring possible electric and plumbing issues.

So far I have:Built a standard parts list and supplier list: windows, paints, flooring, cabinets, sinks.Established a good primary realtor.Made a standard of what I will do to distinguish my apartment units in the market.Hired a property management to deal with the increased number of lease up's and tenant shake out (note- I have only had 1 tenant move).Started using a documentation system for projects (Trello) and files (Google Drive).Built a solid relationship with a commercial lending arm of a regional bank.Areas to improve: Marketing- I have been MLS primary for my deals focusing on heavy rehab needed C class buildingsWebsite- slacked on totallyAttending network events-  in the 2 years only made it to 4 I think.

I have upgraded the units with things like luxury vinyl flooring, clean surfaces painted with good colors, good but non fancy kitchen cabinets.  

The street is nice and clean and there was one 5 doors down that rented for 1175 same size and floor plan etc.  

It may need a roof, lots of paint, some new kitchens and flooring.

Laminate floors and counters, used appliances, prefab cabinets, fiberglass shower/tub surround, generic faucets, etc.

I'm thinking I should be able to get it done for 20-25kNeeds sheet rock, some insulation, plumbing, all Appliances and cabinets, im thinking laminate flooring. 8 new windows.

A good GC should have a preferred network of sub contractors(Painters, flooring guys, plumbers, electricians, etc), so this would eliminate the search for specialty subcontractors.Finding a good lender and building a good relationship is very important as well.

I'm thinking I should be able to get it done for 20-25kNeeds sheet rock, some insulation, plumbing, all Appliances and cabinets, im thinking laminate flooring. 8 new windows.

Capex is "below the line" and not used to calculate net operating income (NOI).So, patching a floor is a maintenance expense and above the line (included in the valuation).