It doesn't have to be sink or swim.

To me, this smacks of someone who also won't call me if the sink is leaking or otherwise just be responsible.I just learned that making exceptions for a tenant who didn't want to do things the normal way just ended up being a high-maintenance or problem tenant one way or another.

The bathroom is very small with just enough room for the tub, sink, toilet, and a radiator.

Purchase price: $135,000 Cash invested: $35,080 Sale price: $230,000 During this rehab we replaced the central a/c, created a Master Bedroom with an enclosure to the Great Room, changed all lighting fixtures, replaced all broken glass, painted full interior, fixed all issues with wiring, countertops, backsplashes, appliances, sinks, faucets, vanities, as well as floating laminate wood throughout except for the Laundry Room, Kitchen, & Bathrooms.

There are some repairs I would like to do such as replacing cracked countertop (tiles missing), painting, new toilets and sinks.

The spacious, bright floor plan offers new white cabinetry in the beautifully remodeled kitchen featuring stylish countertops and breakfast bar with pendant lights, new stainless steel sink, faucet, and stainless steel kitchen appliances.

Your reserves might be viewed as a variable expense or sinking fund (savings) as you won't need to continue setting funds aside like that over the holding period.

Who uses general caulk for window glazing, duct-tape for sealing a drain leak under the sink, and the list goes on. 

Another item that can run you upwards of $30k if you ended up buying a sink hole that needs tons of fill dirt.

But I'm flipping the residential real estate stuff and sinking the profits into multis that i will then rehab and refi to hold, but I always want a flipping operation going on with this 150k - 250k residential stuff that will keep money coming into the real estate company.I can tell you that 2 points is out there for sure, even as a 0 experience/new investor.  10.5 for a 0 experience is good.