This seems light on the return.

After 5 or so rentals with light to no rehab, then start taking on some value add properties.

I went on Thursday of last week but I had no idea what I was looking at and I was too shy to ask the women that worked there (I know, got to get out of the comfort zone - but look, give me a break, I'm naturally shy and I at least walked in and got to the files; that's progress).

Light rehabs don't work well with BRRR here and you are much better off in buying a property that is already updated and finance it over 30 years without any cash outlays outsie of down payment.

I just did a 5 week remodel on a condo in the lake merritt area in Adam's point: Kitchen, Bathroom, hardwood, lighting/electrical, basic plumbing, etcContractor: Jorge Tobar  and Manuel Tobar They can basically do any odd jobs.

Here is what I have so far: Add wash and dryer unitsStainless steel appliancesUpdate light fixturesNew hardware for bathroom (cabinet, sink, shower)New hardware for kitchen (cabinets, sink)Build a fence around ground floor patio Build carportsRUBs programCharge for garbage pick-upAmenities based on demographic (soccer field, BBQ pit, etc.)Adding an extra roomFor other multifamily investors out there, what are some ways you've added value to an apartment to raise rents?

I'm a wholesaler naturally and at the time I wanted to build my rental portfolio simultaneously so Birmingham didn't do it for me.  

I remember when natural wood was trendy and painted cabinets were considered dated.

I'm pretty lighted up already...

Maybe people  learn from it or shed some light on the situation.