Ask about vacancies, tenant history, and what upgrades have been done recently.A simple trick I use: walk the property, talk to tenants if you can, and compare numbers side by side.

In flips, we’ll sometimes upgrade depending on comps, but for rentals it’s my #1 pick.Hope that helps.

We converted the garage into an extra room and upgraded the landscaping.

Here’s my advice from the PM side to address the original question:→ Get your rental in near-perfect condition BEFORE you hand it off.Or work with your PM to upgrade it while it's occupied — but don’t dump junk on your manager and expect magic.If a unit needs a full turn, make it as easy as humanly possible for the PM to do their job.That means spending money.

Look for properties with cosmetic upgrades you can do yourself, paint, flooring, and fixtures, to increase rent and value quickly.

Here’s one caveat on your particular deal though- seller financing at 90% coupled with 100% financing for repairs and upgrades leaves a 99.9% chance that the resultant cash flow will be negative.  

One of my next door neighbors are Section 8 recipient renters, they’re polite but there is always copious trash in the front yard and they have broken down cars (poor curb appeal for my property).

Buy – Purchase a property under market value.Rehab – Fix it up to increase its value.Rent – Place quality tenants and start generating income.Refinance – Pull out most or all of your original cash.Repeat – Use that same capital to buy the next property.It’s like recycling your down payment—over and over again.Step-by-Step: How I Execute the BRRRR MethodStep 1: Buy RightTarget discounted off-market properties or buy from reputable wholesalers.Build in margin upfront—never count on appreciation to bail you out.Run comps, negotiate hard, and lock it up at the right price.Step 2: Rehab SmartGet clear, written bids from legit contractors.Always budget for contingencies—you’ll need them.Focus upgrades on what renters value most: kitchens, bathrooms, and flooring.Step 3: Rent EffectivelyResearch rental comps so you know your market rates.Screen tenants thoroughly—this is where many landlords get burned.Factor in vacancy and maintenance from day one.Step 4: Refinance CarefullyUnderstand your lender’s requirements (DSCR, max LTV, seasoning period).Rate shop to get the best deal.Working with local commercial banks can offer more flexibility.Step 5: Repeat ResponsiblyDon’t overleverage—cash flow is king.Use flips or private lending to fund future BRRRRs if needed.Keep reserves for repairs, vacancies, and surprises.Who Should Be Using the BRRRR Method in 2025?

Need to get some broken concrete and put it below the tube, so the water doesn't erode the ground behind. 

(garage, ADU, upgrades, yard, etc.)2.