I can tell you housing of all kinds is in short supply and heavy demand. 

I have found at least 42 variables that go into underwriting multifamily.

I would try to find people who are willing that are in your church to do small repairs for the price of the supplies. 

Or syndications that have variable income and growth.

The small towns we have focused on have very high demand and very low supply making it very easy to find good tenants.  

My research criteria:Job numberseconomy in stateinfrastructure spending how many people moving into this State per monthhow many companies in fortune 500 have their headquarters in this StateFinally........ but a BIG ONE...... inventory......... if inventory is low and there is more demand than supply... it can only mean one thing.........

DC you are better off since rent control is much looser...but the price points going to be well above the ops price point.High demand, coupled with low supply makes this an especially competitive part of the already competitive market.

Is there a rule of thumb for knowing how much to update just to stay competitive with the same market over time even if rent is maxed out at a certain range due to market demand/supply? 

From now on dont supply a washer/dryer. 

LL has a water supply underground leak from the meter to the house on a huge lot with 2 other houses.