@Oliver Ham I would do my best to push as much cost off to the others you are house hacking with.

I was so amazed that it came together that I shut up and didn't push the limits.

Here is what I can tell you.  1)  Don't use a $10 Earnest Money Deposit... the Attorney will immediately discredit you to the seller, and in return push for a REALLY High deposit. 2)  Make sure you are comfortable with all the terms of the agreement.   

At my largest property (590 units), we have about 38% on autopay, and this is after really pushing it.

I'm going to move the kitchen, open a couple of walls and push the ARV.

Where most people go wrong is pushing ARV above comps thinking the improvements will bring a higher price.

I used to flip properties back in 2005-2008 and I got my tail handed to me in 2009 which pushed me out.

This pushes cap rates down/prices up, and makes it harder to get a good return on your investment without getting creative.Many small but wealthy investors find a niche between institutional investors and small investors in an effort to find better returning opportunities.

They have been building lots of properties here because the population keeps growing and there is no where to put the people... this is doing multiple things ( driving up rental prices, driving up home prices, pushing people out of their homes/rentals onto the street)

Do you think an extremely custom/DIY rental unit will draw in OR push away possible renters?