This is the simplest method, but it also means your tenants are more likely to abuse the utilities by leaving windows open with the heat or A/C running, leaving lights on, ignoring the toilet that constantly flushes on its own, etc.3.

I could control the lights outside for the seating area and the fans which kept mosquitoes away.

That might work for a light rehab, but if you’re reconfiguring walls, adding new kitchens and baths etc., then $25/ft2 probably ain’t even in the ballpark.

If you have a boiler for the baseboard  and its natural gas , I would stick with the window units .

I know your COC return should be much higher, but ive also heard in BP podcast that if its a buy and hold for cash flow sometimes you will have to wait a couple years to break even due natural market appreciation.

Seeing the light at the end of the tunnel.

This is the simplest method, but it also means your tenants are more likely to abuse the utilities by leaving windows open with the heat or A/C running, leaving lights on, ignoring the toilet that constantly flushes on its own, etc.3.

Added a second full bathroom, upgraded light fixtures, paint, kitchen counters,appliances, roof.

This thread = a thousand points of light all coming together!

Add a simple mirror over the toilet to reflect more light or a small triple glass shelf with black hardware from pottery barn $120.