If the map for instance shows a heavy crime pattern centered around your complex but the area isn't that bad you need to clean house on the property.

One will be trashed, its my worst one, another was not finished when folks moved in and I have to gut the kitchen including flooring due to a water leak in a wall, the other is paint , faucets, and some serious cleaning.

its a clean remodel, what did it cost you ( PER UNIT ) to rehab and remodel ?  

I have kept minimum price to 20M to keep screenshots clean; but you can actually see listed properties in these areas when you change that.

Not advertised, the lead was from walking a talking.My student located two more, by walking and talking, off market opportunities, one a failed rehab, another a move-in ready with clean up, the rehab on a sub-to maybe, the other we'll see tonight when I hit the guy up with seller financing, maybe a combination of hard money and SF, we will see.The other property is one I knew of that was going to the market, has been sitting, a tri-plex that can probably be another combination of hard money and seller financing.It will take 30 days without jumping through our tails to close one.When we began, at the end of November/ first of December I think, I told him that he could probably be a landlord by May, that was considering his investor's backing.

THAT would clean up Redding, because it gets to be 115 sometimes in summers, and every criminal around would HATE being in tents outside, and would leave.

Once you get use to this, you just clean it up, paint, and rent it out again. 

I wouldn't let that guy clean up trash on a job!

Most people (of course not all) look for performing notes to be clean cash flow.

This means if you spent $3000 on routine maintenance items (HVAC coil cleaning, freon charging, filter replacement, tree pruning and trimming, lawn mowing...), but $4000 on other miscellaneous repairs and improvement, your total amount is $7000 which exceeds the $6000 for SHST.