I have seen private lenders that will lend 100% of the project costs (i.e. no skin in the game for the operator) and will give all the money in one shot before any work is done.

The last meetup she spent reading and coloring and did not remember any of the discussion, so I told her she couldn't come next month.

Once you give in on a paint color or carpet style, why not negotiate rent or late fees?

Patch in all siding, trim and fascia as needed Repair all cracked mortar in brick areas Replace single panes of glass at all broken windows Reseal all exterior windows and doors Paint all siding and trim - excludes brick. 1 siding color and 1 trim color Patch and seal roof in all necessary areas Electrical: Update panel box to Code HVAC: Install condensor unit and concrete pad InteriorDemo all interior - Flooring, trim, countertops, bath fixtures, electrical receptacles, etc.

Sounds like he doesn't really have any "skin in the game" if everything is out of my pocket/risk. 

We prisoners ... err, citizens of Bruce Ruiner's kingdom (the brash knave attempts to wrest control from the evil dark Lord Madigan, despot of Springfield and take those riches for himself) would kill for taxes that low!

FAVORITE TIP - I let my tenants choose between 1 or 2 options of certain renovation items like paint colors, vanities, lights.

For example, you see that a white envelope is everywhere, so sending your mailers with a different color envelope could do wonders in the opening rate.Hope this is helpful!

I agree that the only things that make it look a little dated are the cabinets and light fixtures.Before tearing out the cabinets and replacing them, I'd consider just painting them an accent color (not white, that would be too much).  

Love the colors.