-your first tenant leaves when their lease is up and it costs a few thousand dollars to turn the property, and then you have to pay another full month rent in commission to find a new tenant.

Reduces your living costs a ton.

you really want to stick to 65% max ARV . 70% is very tight and after closing costs and interest on the way in and costs on the way out there may be nothing left . if something is off during the project could easily go in the minus 

I haven't been able to gage how much they cost to rehab.

My wife and I look at a few different things: - Location - City growth (are people moving there, is a big company settling there)- Costs of the property vs. the rental income - Appreciation vs. cash flow (which is sometimes dependent on the city)I'm curious to hear what others have to say!

A low-cost way to do it would be to paint the walls, the garage door, and close off any access to utilities.

It could cost quite a lot.

Second, do the math and tally costs both monetary and emotional....is it better to get an attorney and go thru eviction process or give her the incentive to get out.

I will reinvest all of the funds from the anticipated 600K sale (less 35K in selling costs).

The renovations are covered at Replacement cost.