This is what I have done to the property and what's next.Bought at; 77,500$ (4bed/2baths) Rehab budget: 10k (but since there were major unseen problems pushed it to 13k)Closing cost; 780$Lenders fee: 7% of 100k he let me borrow so 7k Buyers agent fee: 3,500$ (3%)ARV; 125k (I will try to sell at 130k since it did not get flooded by Hurricane Harvey )Holding = 3,000$ ( 6 months holding) Profit= 17k-25k This is the work the house needs and some that I had done and what it cost me.Foundation lift (28 wholes)   = 4,050$ (done)Plumbing (while the lift pipes broke)  = 1,200$ (done)Driveway                  =2,000$Kitchen                    = 1,200$  (halfway)Roof rot repair         = 500$ (done)(did not replace the whole roof since it’s in fair condition)Laminate Flooring   = 400$     (done)Restrooms               = 800$curb appeal             = 500$Paint                         = 200$    (have it)hardy planks            = 100$framing/sheerock   = 300$      (done)bass bord                 = 250$    (have it)fans                           = 100$   (done)doors                         = 450$  (done)Helper =                     = 180$  (halway)total                          =  12,230$ left                              =770$Most of the work I’m doing my self with others except foundation, plumbing, kitchen.

I don't know what the capital costs are for purchasing / installing laundry equipment (or having a coin operator provide all the equipment and charging lease / entering into a revenue share), but leasing an otherwise unused space for what may be considered below market rent is the closest thing that I've come across to "free money" in RE.

Once the tenant moves out ill be going in to redo the kitchen, bathrooms, painting etc. 

The kitchens has an over $40 month cap expense (going from memory I think it was just short of $50/month). 

The lease she took over say rent as it is.I personally would hate if someone email me such a long list of small things .After, moving in physically wenoticed a few broken issues existing in the apartment andthey are as follows:1) The kitchen has a cracked threshold in the entrance on twoplaces and it is moving.2) Some of the cabinet doors in the kitchen arebroken.3) The first closet door from the entrance is off its hingesand has to be closed forcibly.

I'd like to open up the kitchen to the dining room and maybe even the living room and would love to try an add a master bath and finish the basement.

I just installed that in a kitchen and bath.

I am not going to remodel a kitchen or bath because they ask or refinish hardwood floors to be a nice guy but if something reasonable is requested, I want it done quickly and professionally. 

IE: The kitchen is utterly gross and 65 years old, but technically it is a complete & functional kitchen with no glaring health/safety hazards, etc...

Also what to do in the kitchen?