. $ 960.00 (Call Atlanta Tree Pros)8) Install 80,000 BTU gas furnace, with a 24,000 BTU condensing unit and 24,000 BTU evaporator coil, 30’ line set, pad and electrical disconnect$ 4,650.009) Install a 40 gallon gas furnace in the crawlspace with expansion device.10) Install shoe mold in the house $ 650.0010A) Buff and apply 2 coats poly to protect the floors, install shoe mold $1000 vs. $650 above.12) Replace lavatory in the hall bath $ 350.0012A) Pink bath tile needs to be colored or replaced.

I know students are not always the most gentle tenants but let's assume for a minute that they don't trash the place completely or if they do, they burn it to the ground and the insurance agent writes me a check. 

I've found guests to be very gentle on the place with minimal cleaning/repairs needed between guests.there is a service called pillow at least in SF that will handle everything for you.

You can get much of this information on MLS.... take a market look at the cheapest properties in a neighborhood your interested in in my 20 plus years of funding SFR TK homes average rehabs are 5k for fluff and buff to 25k for replacing most major items and roof etc..

A deck off the house goes to within a few feet of the creek bank.The creek wall is 10' to 12' foot high off the back of the house.On the other side, the creek back slops gently up into the woods, so no concerns on that side. 

From the research I have done the house is worth about 106,000Comparable comps in the neighborhood that have been gently updated run for about 110k-120k.I would love to take over the house and lease it out but my only problem is updating the cosmetics of the house.

Eviction will cost you at least that plus lost rent while you are getting them out (section 8 wont pay after eviction notice is served)....But again, first thing to figure out is why you want them out and if its worth it to push...maybe gentle pressure to get them out by spring is best course....?

For high value areas you may want to take down walls and gut bathrooms, whereas for mid value areas you may want to just replace flooring and buff the kitchen-Closing costs: just ask a lender you are considering using.

But if he came to me with such a plan - essentially gambling with MY retirement - I'd kindly but gently tell him to think of something else.You're asking him to take a HUGE risk on deals you don't even have identified yet - and hope like hell that you can turn 3 deals at $36,000 each in a year.You're just now getting started, so you have NO track record.  

She was very private about such matters when we were in the service, in fact she never even retorted when my husband and I would poke gentle fun at her for driving a ridiculous hoopty and shopping at thrift stores, but she's definitely getting the last laugh now.$50,000 in five years assumes a private entering at the lowest rank possible and not enjoying any special pays for things such as deployments or Airborne status.