What to look for in a good rent-by-room propertyLook for these features:4–5 bedroom layout (or ability to add bedrooms)Big living room / dining roomAt least 2 bathroomsParking for multiple carsSafe area (huge for co-living)Split floor plan or good separationLow HOA restrictionsAbility to add locks to bedroom doorsThe layout is way more important than fancy finishes.

I have to finish remodeling the upper unit (my unit) and the lower unit lease was just renewed, they're quiet, pay on time, low maintenance, been there for ten years and we just renewed.

Skip full gut kitchens, custom tile surrounds, and high-end finishes that won’t return in rent; prioritize systems and a clean, uniform look over “wow” upgrades.

After several mistakes in the grant deeds and his lack of communication all the way and getting back to me within a decent timeframe, I made the corrections myself on the grant deeds and turned them into the county, im assuming that they are finished, in other words, they were deeded into the LLCs.

Repair Budget: $45k–$65k to complete construction and finish-outProjected All-In: ≈ $320k or lessProjected ARV: $380k–$425k based on local 3k sf compsExpected Rent Post-Reno: $2,300–$2,600/mo (Hephzibah 5-bed band)Financing Plan100% Disabled Vet → No VA Funding Fee30-yr fixed VA Renovation loan ≈ 6.25% interestRepair escrow to cover MPR items (post-closing completion)Questions for the community1.

Smart layouts, durable finishes, and curb appeal often boost both sell-through speed and final pricing.It also helps to leave a bit of flexibility in the budget for small, high-impact upgrades based on early feedback.

Appraisals Don’t Care About Your Rehab BudgetNew investors think:“I put $60K into the rehab, so the appraiser should see the value.”Not really.Appraisers look at:Sold compsConditionLayoutLocationSquare footageBedroom countMarket demandThey don’t care whether you spent $20K or $120K.They care whether the finished product matches neighborhood values.If your scope of work doesn’t align with the area, your ARV is fantasy.6.

Patrick - Sellers always seem to want to really "cook/inflate" numbers.

Just finished a 3/2 around 1400sf for right around $10K.

To stack wins, lock your numbers and your team before demo: define your buy box and profit target, get two exit plans on every deal (sell or wholetail/rent if days-on-market stretch), line up funding and a backup lender, and get three bids with a needs vs. wants scope tied to ROI, not finishes.