We have noticed a lot of people are switching to LED lighting and are improving their walls R-Value.

@Cynthia ElderTrimming kind of light, I’d audit repairs expense, management expense(even if you are self managing, for long term), and also cap ex.

There is a HUGE market at 320k with a light rehab.

They maintain the lawns, (not just mowing and snow removal,  but replace dead plants or trees as needed)  the common parking areas,  common inside areas,  pay for electricity to light the outsides,  one condo has elevators so they maintain those,  stairwells,  anything up to your wall and all common areas.  

This has definitely been a rollercoaster, and I've been ready to pull the plug several times, but then new, favorable information would come to light and the plug stayed put :) I was very fortunate to pick up a partner with multi-family experience who is serving as an advisor and mentor, and he has been awesome.  

I would buy a lightly distressed(just needing paint, flooring, cabinets, etc) duplex in a good neighborhood in the Midwest for $50-80k.  

There was some rooting wood around doors to each unit, some mold in one unit near the water heater, missing insulation, missing cover on light switches.

Yes, CF plays a very important part, but it’s no longer the guiding light in my opinion as it purported by so many people.  

For instance, do you install window baskets with flowers, add a cool shed, patio furniture, light candles or bake cookies when showing?

Each room has exactly one overhead light bulb OR an electrical outlet.