Meet the appraiser at the property and provide a list of major updates you made to the property, along with any comps or extra information that help justify the sale price. 

They're practical, cost-effective and can either be discarded or repaired depending on the damage without much effort or expense.Having a uniform appearance is nice particularly if you're handy and/or self managing as you don't have to keep extra materials around for each property but rather a small inventory of items that can address a repair in any unit (i.e. an extra plank, a can of paint, a knob or handle, etc).I say find a hardware store you like best, sign up for whatever incentives they offer and build your list out from there.

So that's extra work.For me, it's worth it.

If your vision includes your current job and only a little bit of extra cash from rents, maybe single family would be a good option.

Let me give you an example:Say you have 100k in savings and 10k a month in extra income with your monthly bills being 4k (gross monthly income of 14k).

And you do find they will charge soooo much extra because of the risk, they will increase rate and points to where the deal most likely wouldn't make sense.   

I have a tenant just like that, with an extra 50 dollar late fee!

Paying offpaying the cards & cert will give me an extra 1200/mo but I lose the 10K.

Rent wise I have got inputs from 2 different PMs and as this is a 4/3 with an extra room, conservatively I think I can get 1200.

Since this is a non-arms length sale, it's likely to get extra scrutiny.