Or plan was to recondition 100% of units.  

Coincidently my contractor just finish reconditioning the apartment today and I am sure I can get it rented rather quickly.

It was not reconditioned and would not be able to sell for more than 30k! 

the necessary repairs are as follows:  water heater missing, furnace looks old. paint all rooms, new flooring needed in most rooms, ( something i can do myself), recondition kitchen, replace entry doors. the house already has a newer roof and newer vinyl siding, virtually no work necessary on the outside. given my rehab skills, nothing will need to be contracted out, so i am able to save a tremendous amount of money on the rehab, which is why the following rehab number is so low.

For those of you who have multiple units, I assume you do not do the cleaning work yourself and you always hire people to do that. How much do you spend on them? How do you find low cost and reliable workers? Do you d...

Does anyone install reconditioned appliances or just spend the extra money and put in new ones.

So on Monday my fiance and I were reconditioning a new rental in a mixed college rental area ---- and she gets chased inside twice by a loose pit bull!

It never seems to amaze me (or aggravate me) that my properties always seem to stay vacant longer than I anticipate, or that those properties always seem to cost more to recondition once a tenant leaves.Good luck.

No real investment strategy advice; really just a primer on leaving the rat race and re-conditioning the idea of wealth2.

"Disclosed Operating expenses:"RUN your own numbers.400 rent X 4 = 1,600 monthly X 12 = 19,20019,200 gross income divided by half.10% vacancy30% operating and expense10% managementYou have then 9,600 a year.At a 10 CAP you have 96,000 purchase price.1 beds have a lot more turnover than 2 beds do.The people get a boyfriend or girlfriend,get pregnant,family member or mom moves in and they now need a 2 bed.Pay attention to if 400 is at market or below market rent.If it's below market you can keep tenants staying for a long time.If it's high for the area or at market people will move as soon as their income starts falling to a cheaper alternative which creates more turnover.For each turnover you will have lost rent and re-condition costs.The 96,000 purchase price does not include immediate fixes.Example the roof needs redone,mechanicals only have 1 or 2 years left before having to replace etc.