Even in a small market like Montana, there is always another deal down the street to analyze.In SFR sales, you're always selling features like a view, a gourmet kitchen, a garden bath, walk-in closets, etc.

TIMELINEMay 10- Bid on houseJune 18- Closed on houseJune 23-29 - Rehabbed houseJuly 3 - PM listed houseJuly 23 - PM informed me house is rentedAug 15 - Tenant move in dateREHAB COSTS Gutters-$596Soffits/ Facias -$1800Gravel -$147Yardwork -$25Electrical -$125Plumbing -$200HVAC -$170Painting -$1284Backdoor- $360Appliance Repair -$175Appliances -$841 (After $100 credit for delays)Handyman -$158Home Depot -$27Lowes -$407Ace Hardware -$102Total =$6417Additional costs until rented Lawn service - Roughly -$80Utilities - Roughly $175Total=$155 Purchase Price:$42,500Closing Costs:$1,456Rehab-$6,417Utilites/Maint-$155Total=$50,528Rent=$875

@Steve Vaughan I looked at them on Home Depot and cringed when I knew we would be paying that much to have someone else do it.

and went dark.. on the day of closing I had to put 100% of the cash I was paying for the property into escrow ( I had to perform) that was over 100k .. then I had to hire an attorney ( we did not use a RMLS or Board of realtor form it was a short form from office depot LOL)... but be that as it may..

:)1). you can go to any Home home Depot and head up to there Pro Depatment ask if they have any flooring that is discontinued or left over and brought back from aanother customer.

I also change all the light fixtures to brushed nickel flush mount lights (Home Depot 2 pack 22 bucks), change all outlets, switches and plate covers to white, replace old and mismatched carpet and put mini-blinds in all windows. 

Its much better than the cheap stuff ($2.19) from home depot.

Consider Crown Heights , Midwood , prospect Lefferts gardens .

What about raking and trimming trees back or weeding gardens?

Pretty economical pricing to install in rental properties after picking it up at Home Depot.