A clean, updated, functional bath with good lighting and a shower that works is 95% of what moves a 300k property.

People normally do this through buying properties that are due for light-heavy remodel.

We executed a pretty standard value-add plan, light renovations, improved tenant base, and brought rents closer to market.

Builder-grade lighting and fans are one of the quickest ways a new build can still feel “cheap.”

Here are the basics: • 14 units (2 bed / 1 bath)• Built around 1960• 13 occupied• Avg rents about $1,108/mo• Market rents estimated ~$1,350+• Gross scheduled rent: $186k• NOI: ~$135k (per T12) Expenses roughly: • Taxes ~ $14k• Insurance ~ $25k• Water ~ $6k (owner pays)• Other operating expenses bring total to ~$51k Other notes: • Roof reportedly <5 years old• Tenants pay electric• Landlord pays water• Some units lightly updated Seems like there is rent upside if brought to market rents. 

This is a solid, well thought-out breakdown — especially coming from an all-cash background moving into leverage.At a high level, the deal looks like it can work, but it’s fairly tight once you layer in realistic operating assumptions.A few things I’d look at more closely:• Your utilities at $700/month ($8,400 annually) are a meaningful drag — if there’s any path to reducing or partially shifting that, it would materially improve the deal• The maintenance and capex assumptions may be a bit light for a 1970s asset, especially with known foundation work• With only ~$700/month projected cash flow, even small variances in vacancy, maintenance, or expenses could compress returns quickly• Make sure taxes are fully stabilized at the purchase price — even smaller increases will impact your marginOn the positive side:• Basis seems reasonable for a 5-unit• Rents appear achievable based on your conservative estimate• You’re not relying on aggressive appreciation or proforma upsideOverall, I’d say:👉 It works, but it’s not a wide-margin deal — execution and expense control will matter.Curious — have you stress tested what happens if expenses or vacancy come in slightly higher than expected?

That is where you find old school, solid wood furniture and even stuff like lightly used leather sofas, along with some nice artwork from time to time. 

Likely need to replace all outlets and switches due to age, and check all light fixture connections.

Welcome to DFW — very active market for flips.One thing that helps when building a contractor team is starting with smaller scope jobs first (paint, flooring, light cosmetic work) before handing someone a full renovation.

And you can't control buyer demand the way you can control your trade execution.What's forcing decisions is that light rehab playbook everyone's shifting to.