.), 5% maintenance, 5% cap-ex, that brings the cash flow to breakeven

We've seen quite a few folks come back after a break — and when the vision's there, things move fast.

Maybe cut costs, do the 3/2 or even a 3/1 option and cut the losses?

The trades can make or break a good deal. 

I don’t know if they’re breaking the law or you are.

I want to rent the house and at $200,000 it's a great deal, at $250,000 it breaks even, maybe a little negative after maintenance costs.

I’m Micah — a real estate investor, coach, and proud Chicagoan.I started my investment journey back in 2024, and since then, I’ve:- Built a 7-unit rental portfolio in Chicago (Logan Square & North Lawndale)- Founded the Brick by Brick Blueprint, where I coach first-time investors through buying their first rental- Helped close over $175M in institutional real estate deals through my work in acquisitions at a real estate private equity firmThese days, I spend most of my time helping new investors build confidence, analyze deals, and get to the closing table — especially folks in their 20s and 30s who are juggling full-time jobs and trying to break into the game the right way.If you’re a beginner feeling stuck, I’ve been there.

Whether you’re using hard money, private lenders, or a combo, understanding who funds both the purchase and reno (and under what terms) can make or break a deal.

Regarding the tenant leaving early I would think an air test would-be necessary to detect asbestos before breaking al ease on that basis. 

This takes a LOT of my time.If I went to get a judgement against this tenant for the balance of the lease (if I could even find them to serve court papers), the judge would tell me to go pound sand, absorb it as a business expense, go re-rent the apartment, move on with my life and quit bothering him with this "nonsense."