For now I am not assuming rent increase except to keep up with inflation 1.5-3%, but epxpenses would increase at the same rate so a wash.

The prorated amount should be taken out of your current tenants deposit, so it's a wash. 

But if you wash the two of them together it's still going to be a net profit, and now I know what I'm doing.Here's the numbers...Purchased 77kRehab 22kContract price 134,750 (138,250 sales price - 3,500 closing credit)Closing costs/fees 13,500 (~10%)Profit ~22,500 (minus utilities and taxes etc)What do you think???? 

My suggestion of substituting it with the washing machine which was not included in the sale was nixed that the seller needs it and "this is just part of short sale downsides." 

I did a full rehab on the house including the following:new kitchen cabinets and granite counters with tile backsplashtile floor in kitchen and laundrynew appliances (no frig)new vanities in baths, tile floors, bathtubnew garage doors with openerslaminate wood floor in open living/family/dining areanew carpet in hall and 3 bdrmsall new heat/air registers and return air grillsall new outlets and switchesreplaced windows (vynil)removed all holly bushes at front and had a dead tree removed from backyardinterior paint replaced water heaterrepaired vynil siding and gutters as neededpower washed exteriorwood shutters on front windowsnew front door and storm doorI closed on the purchase of the house in Jan 15' and am scheduled to close on the sale side on July 10th.I am a remodeling contractor by trade and had every intention of doing my best to be "hands off" on the rehab, but it didn't work out that way.

Other companies have 20'+ tall machines or products that cannot be stored unless their is enough clearance and thus cannot settle for anything less.Get to know your client's business and have a working knowledge of what they do and how they operate.

most people don't have the discipline to be self employed, and that what an agent is.The agents that work hard, and continue to work hard, are good with people and have some sales ability, will do good, some will do great, people that get into any self employment 'so they can set their own schedule", don't normally make it.Any sales position requires motivation and discipline,,,,real estate and insurance are two that have a very high wash out rate, but also many times  attract people that want a paycheck, but not necessarily a job

An ice machine broke on one of my refrigerators.

@Sal Villa Thanks for the definition...I was actually asking Tony what the ARV (in numbers) was.  

If you charge more rent and cover the bills, it's a wash.