We read the local papers, blogs, websites etc... we attend the local council meetings, REI meetings, basically we want to be experts in the area we invest in.

In my initial explorations I like to get a couple deals on paper to know how to quickly analyze in, and what to expect from a market before making any actual inquiries. 

.- I narrowed my search to 15 properties that performed well on paper - I booked 2 days with the real estate agent (who I've been in contact with for the last 2 months) and he arranged viewings for 12 out of 15 of the properties- I booked a hotel and drove out there and we walked through every unit of every property.

. $15.00 per closetLight fixtures – glass cleaned and bulbs replaced $15.00 per fixture /$1.00 per bulbCeiling fan, blades- clean top & bottom, motor housing dust free $30.00 -$50.00Vacuum – per room (carpet is shampooed by management after move out at no charge) $15.00Carpet- burns, stains, soil as per estimate / replacementBaseboards – dust, wipe off, vacuum per room $15.00 per roomA/C vent cover – vacuum, dust $15.00Windows – Glass, tracks, clean and dust free $20.00 per windowTo remove window pane, slide pane to center of track- grasp each side, gently lift up and pull forward to remove, clean, replace in correct order.Window- Glass replacement $35.00 per windowScreens replacement- $25.00 per window -$40.00 per patio door $25.00- $40.00Mini-blinds replacement $20.00 per windowPatio door – Glass, clean both sides, track vacuumed, wiped clean $35.00Patio blind replacement $50.00 per windowOutdoor patio globe- clean $15.00Sweep off patio and railings $15.00Bathroom exhausts fan/vent cover, clean, dust free $15.00Bathtub, clean tub and tile surround $25.00 – $60.00Bath sink, vanity/countertop, clean $20.00Bath – medicine cabinet, clean inside, mirrors, light guard $20.00 minBathroom floor & wall tile – wash, clean tile $20.00 minTowel bar replacement $18.00 minToilet tissue spindle replacement $5.00Toilet – clean inside bowl and outside $20.00 minToilet seat replacement $20.00Kitchen cabinets – wipe off grease; remove shelf paper, empty out $20.00 minKitchen-sink, countertop, wipe off, clean garbage disposal ring $20.00 minDishwasher – clean, remove any food particles from inside $20.00 minVent hood – wipe off grease, clean filter, clean light guard, top/underside $20.00 minStove/ Oven- wipe off exterior, clean under drip pans, clean oven/racks $25.00 min to $125.00Drip pans – clean (replacement cost is $7.50 each) $30.00 maxBroiler pan replacement $20.00Refrigerator/ Freezer-wash off exterior, top, seals, inside, crispers $20.00 min to $75.00Walls / Woodwork – remove nails, screws $15.00 minWallpaper boarders-removal per room $50.00 minNicotine – stained walls/ woodwork that require cleaning (see below explanation) $25.00 per hour min.The cost to prep the unit for painting requires the walls and woodwork to be washed clean from the smoke odor/ and nicotine stained damage.GaragesGarages should be swept clean and all debris removed.Floors should be clean and free of oil and fluids. $25.00 minABANDONED PROPERTY REMOVAL DISPOSAL CHARGESKitchen table $20.00, Kitchen chairs $10.00 each, Upholstered chairs $20.00 each, Sofa/ Couch $35.00- $50.00, Hide abed $45.00, Mattress $20.00, Box Spring $20.00, Dressers $40.00,shelves, entertainment centers, bookcases, end tables, coffee tables, $15.00 - $50.00 each.Computers, Monitors $15.00 each, Televisions & Stereo Equipment $25.00 - $50.00 per item.

An agents value is not in pushing paper, and that's what you are asking for here.

I can understand the GC may not be at fault depending on the situation but I would never again hire whoever the person was that decided to grab a quilt off of a chair to clean up any mess let alone a toilet mess.Seriously, you have to be dumber than a sack of rocks to do something like this and I can only imagine working with whoever did this will produce noting but pain for you in the future.

Go to the title company, sign papers to make sure everything is legit.

The rehabbing we're doing right now has quite a few things that are in great shape  and we'd like to save for future use like toilets, heavy wood front doors, some appliances, shed full of tiles, etc.

July 14 2016, I signed a bunch of papers and I was officially a homeowner with a tenant paying the principal and interest on my mortgage and I had my roommate paying me rent so that I needed to only pay $44/month to fulfill P&I, repairs, capex, and vacancy.

At the end of the day, I was trying to figure out a way to be competitive on the deals by operating the property the way the seller does on paper.