In Maryvale (Phoenix, next door) ( basically the other end of the spectrum,) you'd look at the basics, roof, AC, kitchen, bathroom, floors, door knobs (hardware), switches, lights and you'd change it from antique Mexican flavor to newer antique Mexican flavor, and profit about $60,000 in shorter time.

Once you get your first property under management, those opportunities will become much clearer.If you ever get to the point where you’re analyzing value-add deals or properties that need light-to-medium rehab before they’re rent-ready, feel free to reach out.

In my recent talks with investors, I’ve noticed a shift — some are moving away from full gut rehabs and focusing more on light cosmetic flips.What’s your market like right now?

Selling the property just to comply with a city that, ironically, provides no sewer, no asphalt, no public lighting, overgrown weeds, and deteriorated access roads in that same area would effectively mean shutting down their business and losing their livelihood.That’s a power inequity where the government can obliterate a small business over paperwork.

Ensure lighting works.

For a GC/carpenter, the highest‑leverage play is value‑add buy‑and‑hold using BRRRR or a light hybrid: buy dated but solid properties, do targeted cosmetic/mechanical upgrades you can execute fast, place a quality tenant, then refinance and recycle capital .

I’ve been working on a simple underwriting tool for small investors who don’t want to spend an hour in Excel every time they look at a property.Here’s how it works:Drop in the basics (price, rent, expenses, loan terms)In 30 seconds, it spits out NOI, Cap Rate, DSCR, Cash-on-Cash, and a simple traffic-light recommendation (Green / Yellow / Red)You get a clean one-page summary you can actually use to make a quick “go/no-go” callI’m testing it out with real investors now.

I’ve bought 3 SFR, all very light cosmetic fix ups, all in at 20-25% below ARV.

The home received a full transformation including updated flooring, remodeled kitchen and bathrooms, fresh paint, improved lighting, and exterior enhancements that elevated curb appeal.

We chose a builder who uses better quality fixtures and materials.