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

Put a fresh coat of paint in common areas, power wash the building if it has siding.

My plan 1. build septic mound and system to design2. build pad to extend past HUD for patio3. gravel drive and parking area with washed stone4. have utility water and electric performed by professional - I would possibly dig for water line install and electrical conduit 5. landscape/plant trees etc. 

Just to change a lightbulb you have to send out a qualified person on a w2 salary with benefits in a company vehicle, drive across town, find out it's a special light bulb, spend an hour going to the store, back to the unit (hopefully without having to reschedule for another day) and then install it.

I live in Wash DC and have a busy career so I assume I'll need to have a local manager.

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. 

Buying used comes with a number of considerations - equipment age, lease terms, traffic into the laundromat, wash and fold, there's a long list.There's some good advice from others. 

Then magically you'll get "declined" and never hear from them again.Another variation of this is washing hot checks.

But a lot of folks writing those books were washing cars in 2008-2011, when the entire vacation rental market came crashing to the ground.  

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.