We've repaired our second floor wax ring, flange, toilet bowl gasket, ceiling repair after the roofing company patched our leak (which occurred 2 months after it was put on) but refused to show up to repair our interior damage, paint everywhere, and we still need to refinish floors and a whole lot more.As far as beginner territory... well I can't really say it's not since this is my first, but I'd assume as a native and someone that will do the due diligence you understand what it means to be in the city.

The house went under contract pretty quick after they turned down my offer.https://www.redfin.com/OK/Midwest-City/4416-Bonapa...Below are the numbers:Purchase price: $53k(20% down $10,600)Rent: $825(may have been able to get $850, wanted to be conservative)Taxes: $55Insurance: $65Closing Cost: $3500Vacancies: 5%($42)Repairs: 10%($83)CapX: 10%($83)Property Mgmt: 10%($83)Mortgage(4.75%): $222Cash Flow: $195So at this point I am happy with the cash flow number and really even paying $55k-$57k the cash flow looks good.Here is the part that I am having a hard time with, ROI.I Estimated that the repairs would be $5k-$10k before getting it rented.Flooring: $2500Kitchen Cabinets: $2500(prob the worst part of the house)Interior Paint: $400Fridge: $750Dishwasher: $500So at $5k repairs ROI: 12.3% (good); however at $10k repairs RO: 9.7% (bad).

I go and pick out paint.  

It was a patch maybe 1.5' X 1' and wiped off the paint/vent with normal cleaning i.e. a wet cloth.

The house was in pretty good shape - fresh paint and carpet, new kitchen with granite counter tops, and new windows. 

I am putting the icing on the cake over the winter months with hardwoods, paint, bathroom updates ect.

It was painted over with something to hold the water in (maybe making it worse?)

Hi Wiliam,I tend to paint with a broad brush, but.................Look at Lehi.  

I would build them a small cardboard dog/cat house for their animal, paint fluffy on the front, use shredded cardboard to fill for cushion, and a cardboard scratching post.. $7/month in rent.

If I plan to use a flat paint I would still have to use a different paint in the bathrooms with an eg-shell shine.