Vinyl plank over outdated tile/flooring, and refinish hardwoods if possible.

I would recommend getting a property under contract, deposit EM, engage lender, hire securities attorney, raise funds, review title/survey, leases, get loan approved, close on property.Reg D raise for sub $5m will probably be $15,000 plus filing fees. 

This project was hard to finance b/c it's an office and lenders were having trouble with engaging resi appraisers to handle this valuation of an existing office bldg.

@Katie Lyon if cashflow is your primary goal in the near future, you are willing to learn an active biz,you have time freedom to engage issues occasionally, you like hospitality, you are motivated enough to learn how to self manage remotely if needed, then I would encourage you to consider the STR biz. 3-5 well selected and performing properties can retire most people from their W2 job.

Sq2 footage and finishes play a huge role in costs...for example, for floor coverings alone you can have a budget range from $4,000 to $40,000...depending on if you do carpet, vinyl plank, tile, marble or exotic hard wood (non of which we would recommend for a spec home, unless you have it presold and upsell the finishes!)

When a tax-exempt entity engages in a trade or business on a regular or repeated basis, the gains are treated as taxable Unrelated Business Taxable Income (UBTI). 

Some accountants offer free introductory consultations, however there's no way such free engagements can cover the necessary ground.

The seller's agent is very engaged in the area to ensure they maximize the deal for their client.

After my prop manager discussed options with counsel we decided to engage the tenant and "ask" them to leave.

Targeting a property that will go to auction soon but have current owner engaged in allowing me to negotiate with his lenders to try to settle these debts then purchase the property.