Things we look for when we tour properties:Not updated (entrance) property sign/logo - must adapt to current times not when the property was first built; must attract high quality residence Logo not in appropriate sizing/ color, not big enough to see - logo must be emphasized so people can see hence it will bound to be useless; so people will be aware where to goNot well maintained foliage or garden stripsNot coordinated paint scheme (exterior) of the unitsWall (exterior) stainsFurniture (owned by tenant) not well kept in front of the apartment unitPlacement of barbecue grill (personally owned by the tenant) in front of the apartment unit- fire hazard Light fixtures (interior) must be change, must be uniform- existing lights have combination of white and yellowEven if the bathroom and kitchen area looks fine, it needs cleaning (TLC)Mismatched appliances (refrigerator white in color while the oven is color black) - small details make a huge difference.

Keep in mind that the economics of per-unit costs (easier example: gardening) are different per-unit when you go from 5 units to 20+ units.  

The good people at Home Depot have quick delivery so it's not like these things are going to hurt your timing.

We're exploring adding garden units, but it's less than likely due to the fact the city (Chicago) is notoriously difficult on these matters. 

I can buy flooring for 60% the cost of what Home Depot sells it for, among many other big dollar supplies. 

Few tips- negotiate directly with Lowe's or Home Depot.

That would give me a negative cash flow of $300 with a gardener and a pool guy.

Here they are: Biggerpockets (Networking), Things (Organize your life), Fantastical (Great calendar), Google Earth, Homesnap, Whitepages or BeenVerified (skip tracing), DocuSign, Home Depot, Fudget (Budget), Google Voice, Zillow (use MLS for true comps), Meetup, Dropbox, Office 360 Apps, YouTube (free education), and lots more.

Initially, I had thought of buying the property, fixing it and renting it, but now that I have actually spent time and driven around Miami Gardens, I’ve changed strategy to just flip it.

Rehab finished......Garden: Floor 2Coach House - Huge Master