So, I actually agreed as long the tenant picked out the new model as i didn't want to pay for another toilet if the replacement was also too loud. 

Entity protection is like a matrix of risk vs cost based on your business model. 

If you don't have experience in choosing and managing contractors you might just end up with a hack job or worse with a half finished hack job and your money gone.Second, the financial model does not work on many sub 100k houses.

I do like the BRRR model and have done a couple since.  

I live in Boston and understand the out of state model (either my partner or I are on the ground in Cleveland every month).

The all-included advisory service and its high price tag are not common, but there are several firms, including mine, that operate on that model. 

Saving is good as it leads to investment but Dave Ramsey isn't a model you follow to acheive financial freedom or wealth.

Same neighborhood and same "model" built is ideal, but not always achievable.

So, if we were in your shoes, we'd be happy to drop our minimum return requirements to $60K from $100K on those deals.That said, that's just our criteria, and I recognize everyone has different business models and risk thresholds. 

The month to month leases the rent value may be above market as the tenants are given ultimate flexibility with no commitment to the spaces.So what they are valuing the building at for 60% plus current occupancy might not be accurate for your model of putting in long terms leases and filling up the property.So when you offer a price you need to figure in your numbers to get it stabilized and not necessarily current NOI the seller is saying to justify their asking price.Think of an apartment building renter.