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

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.

And how much work are you open to doing — light cosmetic updates or a full value-add rehab?

Would it be worth it to 1) buy a whole house RO water filter with a UV light with costs like $2000 or 2) do they water test for 1000$  annually then buy a specific water filter for like 2000$ which would come out to like 3000$ 3) or continue to just not test it and tell tenants not to drink itit just seems ridiculous to spend 1-1.5k annually on water tests is there a better way to deal with thisplease reply if you currently manage rentals or own rentals with a well water supplied to tenants. 

Two quick moves: pick one lane for deal one (simple long‑term rental or a light BRRRR) and set a tight buy box in one market so you can underwrite 5–10 listings a week and sanity‑check rents with a local PM.Of Indiana, Kansas, Alabama, and Pittsburgh, which market do you want to test first, and what’s your initial buy box (beds/baths, rehab level, rent target)?

Quote from @Katlynn Teague: Did you sign off knowing the flooding issue and not hold the seller's feet to the fire?

Or maybe even just focus on properties with a very light rehab?

Hidden risks most investors missRisk #1: Someone reports you for creating a “duplex”Usually triggered by:Two full kitchensFire separation doorsAdvertising separate “units” on ZillowIf you avoid that, 99% of issues disappear.Risk #2: A downstairs bedroom without proper egressThis is the most common code violation on these setups.If you convert a garage, the inspector will want:Window height within egress codeMinimum ceiling heightHVAC that meets Florida energy codeNo sleeping room opening directly into garage space (if garage door stays)Risk #3: Flood zonesSeminole Heights has pockets of funky elevation requirements.If your garage slab sits low, you may need:Flood ventsElevated electricalWorth checking before sinking money.5.

You can increase rents with light renovations, or improve expense efficiency.