Also FYI, if you hire a realtor to do tenant placement for you or do it yourself, Nevada law (AB 161) says the lease is not valid unless it's either notarized and includes a related disclosure, or signed by a permitted property manager. 

Any experts who can help me validate the rehab cost?

Its a huge step and very exciting.I completely understand, don't want to take your foot off the gas and wanting to get to the next level. 

A prohibition is valid and enforceable if the prohibition is effective on or before October 1, 2019.

The main reason I started this discussion is to validate that I've found a deal worth paying attention to!

Guess we'll see...but I really wasn't asking for validation though.

@Joe DonohueAll valid concerns which is why I invest only in large B/C class 100unit+ apartments with long term fixed rate debt.

I had new tenants, but they can’t move in till it is repainted anyway so I think that should be a valid reason enough to keep her remaining dollars.

Is this a valid concern, or should I just focus on cash flow?

The electric and gas is all on separate meters.