First Rehab Sequence of Repairs

[Daniel Eicher]

Hey yall! I'm buying my first investment rental in San Antonio, TX. Its a 100 year old 2 story SRF converted into a duplex in the Historic Tobin Hill neighborhood. Outside needs some work, but inside is in fairly good shape. Both units are quite nice on the inside, kitchens could use some upgrading. Tenants are month to month. As soon as the ink is dry I plan having work started on the exterior. Once a month is up I'll move into the upstairs to replace one of the tenants. I'll leave the second tenant in place until I'm ready to work on the interior of their unit. I've listed below the order I plan to attack things in, let me know if this sequence makes sense:

• Resolve excess moisture under house (minor grading issue, gutter required, possible plumbing leak)
• Repair minor roof leaks (repair flashing, seal leaks around chimney, replace tree-damaged shingles)
• Trim trees away from house
• Install 50 concrete piers and level foundation (foundation had work done previously but shifter due to excess moisture)
• Install vapor barrier
• Add structural roof support beams in attic, add insulation
• Repair rotten siding/soffit/window frames (mostly upstairs)
• Repair porch (replace rotten boards, sand & paint)
• Paint exterior
• Install central AC/Mini-split system (any recommendations on this?)
• Repair damaged interior doorframes
• Repair cracked drywall 
• Repair minor interior water damage
• Paint interior
• Rehab kitchens
• Tear down garage, replace with 1-2 unit structure
• Remove fence/landscape yard (xeriscape for low maintenance) 

My biggest question is: after I stop water from getting under the house, how long should I wait until I have foundation work done? Does it need x months to dry out? How long should I wait after the foundation work before I do drywall repair/painting on the interior (to allow settling)? Any other insights on the order in which to attack these projects would be much appreciated! 

Anyone in SA give me a shout I'd love to grab coffee or beer and talk real estate!

Thanks!

-Daniel