I’m looking for some side work while my husband and I build up our own business and have extensive experience dealing with customers, estimating rehab costs and ARV.

Todd:  I have been looking extensively in the area for existing and the numbers just don't work for me. 

She came to me and said there was something wrong with the electric ,it was more than what the previous tenant was paying .I asked her if she used the oven , did laundry , blow dry her long hair , and kept the thermostat set to 70 degrees .  

Modest cosmetic upgrades over the years... most extensively in the bathroom.

Upon inspection we find section 8 Tennant running hair salon out of living room.

On a 3 bedroom, 2 bathroom (approximately 1,500 to 2,000sf) that needs a full rehab with new kitchen, new bathrooms, roofing, windows, doors, interior finishes (no extensive floor plan changes or MEP work) we average about 2 to 3 months for the rehab. 

Most likely, your offer will be rejected unless the property needs extensive rehab.

I am making a large investment to bring city water to the property (approx. 1400 feet extension.)

So far my vacancy and PM are lower than planned, buying it rehabbed so inspection will show how extensive that work was and what might still need to be done, but big ticket items are new. 

The buyer has a 5 year lease, with two 5 year extensions.