I've known homeowners who have had to hire contractors/engineers to write letters that no repair is necessary - this really enrages homeowners when the suspected error is really obvious. 

Great kids, in fact when my tractor was in for repairs they came by & mowed our 1/2 acre.

I can reglaze and repair a non opening window for less than $20 bucks.

Annual Gross rents: $63,600; Annual Expenses (insur, utils, repairs/maint, city fees, management fees, prop tax): $17,483; 20% down pmt: $140k, mortgage: $560k, estimated pmt: $3650 (includes taxes, insur);  Based on this, the NOI = $46,117 - total exp of $17,483 - debt svc of $43,800 makes for a DSCR of 1.05.

Then go find a third party management company to find tenants and manage more complicated repairs.  42 unit isn’t large enough for 3rd party on site management.  

How long ago did you buy the first rental and what do you think the value is after repairs?

I am looking to buy and flip houses with only cosmetic repairs needed in order to get extra cash to put towards my long term goal of passive income. 

Steve Ferguson is another highly recommended but he doesn't have his own people to do maintenance and repairs so hes paying top market prices for that stuff and he charges half months rent for new tenants.

not made up...Completely renovated properties are susceptible to all repairs.

By adding tile floors, new cabinets and counters, new fixtures, new applicances, I think I should be able to get $1900 for rents no problem.I have not done a renovation of this scale, so if anyone can recommend contractors in Honolulu, Millani, Kailua, or Oahu in general that would do this kind of work, please do here or PM me.Also, I have no idea if I am able to write most of this off as repairs, or will I have to amortize the cost (not favorable)?