Depending on how "ugly" the exterior color is you might need to do that to get people in the door to see what sounded like an otherwise nice rental house.Adding a finished basement with another BR and a Bath is a good value play but I also assume the rent goes up a bit as does that houses value so you need to decide if it is worth it.The rent is a little lower than you saw before so that is a factor.

Thanks for the help, I'll keep playing around with it.

I also want to play more golf than I did this year.

So, for an owner occupany play, set yourself up in case you have to stay put for 10 years.

Again, it's a "win-win", I am just trying to play devils advocate here.

But for me its okay cash flow and one hell of an appreciation play and a great way to leverage an amazing loan at the only time I really could.Okay, so this is super long winded and more of me talking about myself which isn't a thing I enjoy doing BUT its an example of not just reviewing formulas.

This could be very borrower specific and many factors will play in.

If the bank insists on a certain net, then the only "slack" there is to play with is either a reduction of commission or an increase in the sale price which comes back to the buyer to say yes or no.

I want to get systems in place and to minimize my actual hands on and babysitting of other that go with an actual JOB.I want to get to the point in the next few years (under 3) that I have the luxury, if I want, to surprise my son and pick him up from school.To be able to go back to Maui for a few weeks if I wish.To help other motivate and guide others that have no idea that they dont have to bust their butts from sun up to sun down just to get a paycheck and make it to the next.To spend time with family even if it is sitting at the table and playing a card game.I could go on forever, my point is my reason is to be able to enjoy life before it is gone.What is your reason why you invest in Real Estate?

Your skills in construction will definitely play a big role in not only fix & flips, but also for fix & holds.