But keep in mind that your ballpark isn't accurate either - and even when you have a full bid from committed contractors, you're going to be a little bit off on your final expenses. 

We ended up paying full list price ($90K), but got the seller to put on a new roof.How did you finance this deal?

Every lane was full with people, the bar was full. 

Your current lease still applies with full force and effect as well.

I work a 9 to 5 and my central goal is to be a real estate investor full time (hopefully 5 years from now or sooner). 

Once, debt free I opted into the Blended Retirement System at 5% for the full match.

It can be difficult, not impossible, to do the acquisition, renovation, and leasing if you have a full time job.

Promising full market value got people excited.

You wouldn't get the credit for the full $250.00 you would only get credit for $100.00 which was the amount you paid over and above the current market rents as per the appraisal. 

All of the painting professionals we use say that flat is the way to go, but I'm wondering if this is because they know they are going to get a full paint when the tenants move out because after a year of living, there's no way just touching up will be sufficient.