They have a rep at our regular reia meetings.

You can find out by calling on the deals how timely they are.That being said, I still think the best is to find a good realtor that's willing to do regular MLS searches and bring the deals to you.

this must be the third time i've run into a post pushing your company in the regular forum.thanks for the "help."

So, get your own estimates for the work.That said, every rehab is different and every rehabber is different, but I flip a lot of properties built in the 1998-2001 timeframe, and routinely do a lot more work than that:- Replace cabinets/vanities- Replace countertops- Replace appliances- Paint inside and out- Replace all flooring- Replace all finish plumbing fixtures- Replace all fans/lights- Replace front door- Replace any failed windows- Repair rotted/damaged siding, soffit, fascia, gutters- Replace all outlets, switches, plates- Basic landscapingWhile you may not *have* to do all that stuff, it certainly makes it easier to sell properties in this tough market...Btw, all that stuff typically runs about $20K in my area and with my contractors and basic level of finishes.

I didn't take off from my regular job, so it was nights and weekends for weeks on end. 

Our repairs expense is regularly in the 20-30% range vs.

We haven't had this situation before--in the past we have just reimbursed tenants for costs that they actually incurred, so we would appreciate any advice from others about what standard practice might be, or about what might be considered reasonable by people who do this more regularly than we do.  

Cashed out at 75% ARV.It sounds like you're paying market prices and aren't looking to do very much rehab.That's just a regular rental that needs some updating.This is why...$88K gets you around 25% down payment.

I have rented to both types and I regularly find both types of tenants interested in the area.

I would routinely encounter business owners who put themselves in a bind because they would irresponsibly go out and take MULTIPLE concurrent short term working capital loans at one time.