Then I feel less pressure/no guilt. 

Not having them can create issues when selling later.Over-improving for the Neighborhood – Be mindful of your area’s home values so you don’t invest more than you can recoup.Ignoring Structural & Mechanical Issues – While cosmetic updates are fun, addressing foundation, plumbing, electrical, and HVAC systems first will save headaches down the road.For the best return on investment, focus on:Kitchen & Bathrooms – These are the biggest value-adds for a home.

With on market deals like this, there are two scenarios: 1) you see something that no one else sees OR 2) everyone else sees something you don't

Building let's you figure out what role you want in the venture because the scale is small, but buying a portfolio gives you no time and experience to figure that out.

While there’s no perfect formula, there are a few methods you can use to get as close as possible:For maintenance and repairs, a good rule of thumb is to budget 1%–2% of the property’s value annually.

Real life absolutely no one will give away on the internet their investor friendly priced good contractors. 

So there is no PM fee for them to expense correct? 

I have no interest, and neither will a majority of investors. 

If no agreement is reached, the project becomes ineligible for SB-423.

If you spend the entire $300k restoring the property, then here is the end result:- deductible casualty loss of $50k- no current tax- the restored property has $0 basis and cannot be depreciated- when it is later sold, the entire sale price is taxableMechanics and reporting are tricky, and I would not recommend to DIY it, especially since my scenario is over-simplified, and your real scenario is likely to involve more gotchas.Thanks so much.