Here is the deal:I'm in Austin, Texas, looking in the 78702 area code (north of the river and close to downtown).

Put in your ZIP code above the map and do a search within 25 miles to see the upcoming local events.

The funny thing, on this particular project I actually have the room to do everything correctly, up to code, etc and can pay a little more.  

The amount of income generated from lending as well as the number of loans made can place a private lender in a category of being in the business of lending, by Tax Code taking them out of the private status.Many, hard money lenders us the phrase "private lender" it's marketing hype and some are simply trying to fly under the radar.

Check with the current city codes to make sure they issue you a permit for enclosing the garage and putting a car port up. 

There are 3 main zip codes for Cheektowaga:14227: Is the "nicer" Cheektowaga with a bit higher income levels, closer to West Seneca, better neighborhoods, nicer suburb.14215: Is the "questionable" Cheektowaga closer to the Buffalo border with average neighborhoods, a bit lower income area, I'd say a C-level neighborhood. 14225: Is the Cheektowaga area inbetween both of the other 2 zip codes.

All in, we are spending about $50K on the renovation and hitting high value items like kitchens, bathrooms, appliances, lighting, paint and trim, etc.In section 946 of the tax code, (https://www.irs.gov/publications/p946/ch04.html#en_US_2013_publink1000107513) there is a run down of what useful lives you can use when you spend capital on a residential rental property.

I'm not trying to make fake numbers work, Im using what's available to me for similar cap rates for the zip code and using similar purchases based on unit price and another one I am currently looking at makes sense. 

@Lawrence SmithI currently just purchased- target zip code, assessed value, owned property for over 7 years, absentee owner, over 40% equity.. you can add to the list or change it how you would like and the purchase price is based on the number of leads..

I would look for recorded code enforcement notices that puts the property on their radar.The old guy may not be the owner.