I just had a light rehab turn into a major rehab.

I am talking about burnt lightbulbs, leaky faucets, light switch not switching off....etc.I am trying to be a very responsive and empathetic landlord as my tenants are pretty good, and I want them to be happy where they are. 

BRRRR in Cuyahoga can work if you keep it tight: one submarket, one property type, light-to-mid rehabs, and lenders lined up before you offer.

Using light beige again and off-whites, but using color on cabinets instead. 

Update all plumbing fixtures, new lighting and paint.

These pictures pick up more light and ambient light at night for a better picture.

Better to put up motion lights even at side of house as that puts a spotlight on the people trying to steel your equipment.

Focus on mismanaged 6–20 units where you can bump income with leases, utilities, and light turns, not heavy rehabs.

I underwrite to be all-in at or under about 70–75% of conservative ARV, expect to leave a small chunk if the appraisal or DSCR comes in light, and only proceed if the cash flow still pencils after the refi.

In my recent talks with investors, I’ve noticed a shift — some are moving away from full gut rehabs and focusing more on light cosmetic flips.What’s your market like right now?