The required changes are mostly cosmetic but extensive - kitchen, bathrooms, lighting, flooring drywall, etc.  

Better to put up motion lights even at side of house as that puts a spotlight on the people trying to steel your equipment.

Focus on mismanaged 6–20 units where you can bump income with leases, utilities, and light turns, not heavy rehabs.

BRRRR in Cuyahoga can work if you keep it tight: one submarket, one property type, light-to-mid rehabs, and lenders lined up before you offer.

I underwrite to be all-in at or under about 70–75% of conservative ARV, expect to leave a small chunk if the appraisal or DSCR comes in light, and only proceed if the cash flow still pencils after the refi.

Using light beige again and off-whites, but using color on cabinets instead. 

I started with turnkey to get into REI, but now with a little more experience under my belt, I'm considering selling my turnkeys at a loss and moving on to something with more meat on the bones.Exterior - $225- pressure wash- remove damaged/torn window screens- remove all stickers from all windows- repair hole in soffit to the right of chimneyMain Interior - $825- repair/replace damaged sheetrock- wipe down and clean all walls throughout house- wipe down and clean all doors, trim and baseboards and throughout house- touch up paint on walls- touch up paint on trim and doors- replace missing/broken blinds- replace missing/broken doorknobs- replace missing/broken light switch and outlet covers- replace missing/broken light bulbs- make sure all doors open/shut properly- make sure all windows open/close properly- replace air filter- replace batteries in the smoke detectors- remove all trash from attic- clean and paint all bars and shelves in closets- clean all AC vents and return vents- make sure all drawers and cabinets open and close properly- make sure to clean out all drawers and cabinetsLiving Room - $10- clean and paint fireplace with black high heat paintKitchen - $55- wipe down and clean all cabinets, inside and out- touch up paint on cabinets- paint under sink- tighten loose cabinet hardware- caulk sink, floor, counter- replace broken trim on ends of countertopsLaundry Room - $10- clean and paint inside washer box- clean out dryer ventHalf Bathroom - $25- wipe down and clean all cabinets, inside and out- touch up paint on cabinets- paint under sink- tighten loose cabinet hardware- caulk toilet, sink, tub, floor- tighten door handleMaster Bathroom - $75- paint cabinets inside and out- tighten loose cabinet hardware- caulk toilet, sink, tub, floor- fill in missing grout in showerHall Bathroom - $35- wipe down and clean all cabinets, inside and out- touch up paint on cabinets- paint under sink- tighten loose cabinet hardware- caulk toilet, sink, tub, floorStairs - $20- paint handrail- paint banasterGarage - $25- pressure wash garage floorLocks - $300Yard - $175- cut, edge, weedeat- trim bushes- trim up trees- clean up fencelines- haul off all trash- Remove grass from cracks in concrete- remove all loose limbs and debris- clean out flower bedsFlooring - $275- clean all carpetsCarpet Cleaning Estimate: $275Garage - $100Program two new garage door remotesPest Control - $85- pest control needed: General pest sprayTrash - $350- remove trash at the curbCleaning - $120

I think John Bianchi and Taylor Jones are both lights-out good in the space, but the buy-in to hire them is steep and it should be.

New flooring, fresh paint, updated fixtures, addressing deferred maintenance.I raised rents strategically as leases renewed or units turned.

Just clean, straightforward rehab deals where timing and structure matter.Over the years, I’ve worked closely with Twin Cities investors on everything from light cosmetic updates to full gut rehabs.