but redoing remodeling kitchens / bathrooms can be seen as an improvement not as repair and upkeep,.   

My brother and my father both do upscale custom remodels in the Greater Denver Area mainly on Older Victorian Style houses but not limited.

What I was thinking was that I could just do a total remodel, but I would have to do it without permits because I am not allowed to do renovations on it.

I remodeled a house a few years ago, and behind one wall in the kitchen, I taped an envelope to the wall with contents known only to me and one other person.

What do they want with a cranky ole remodeler anywho!

I am not sure how that would work, as I can bring sweat equity into it (remodeling and updating are something I actually really enjoy doing lol) and my time finding the right property, but I cannot bring much money for the deal.

Flipping seems easy: buy, remodel, sell and split the profit....but long term seems more complicated to me.

I also maintain a fund for all of my rentals for extraordinary expenses that I would not expect.I also get 80% financing from 4.75 to 5% using an 5 year ARM where they also let me add any repairs/remodeling to the cost of the home.

• Properties will have decent cash flow but appreciation has to be created with physical improvements (remodeling, aka rehabbing or repositioning).

Any properties that couldn't be rented after remodel?