It’s a 3 bed 2 bath fully updated home that I am going to add a 4th bedroom in the basement, paint a little, and landscape the front yard.

In need of paint and landscaping.

@John ClarkPurchase: 530kDown: 5% (conventional)Seller credit: 7.5kClosing: 10KRehab: 70k (Cash, no improvement loan)Rough 70k breakdown (high level / bigger ticket items): 25K Labor 10K Landscaping 10K Appliances 3K Staircases spiral 3K Paint 3K Counter tops 2K Gutters 2K Vinyl floor 2K Porch/fence/stepsRemaining 10k include materials from Home Depot/ Menards / Lowes... lots of receipts on my end.

Landscaping, painting, curb appeal, signage.

I have seen others I know offer two year leases and at the end of year one offer to do some small updates like new ceiling fans, curtains or landscaping.

. - doesn't jiveshe arrived to see the property in an Uber, a small compact car with her 3 big kids she owns a 2012 Toyota, that's ither furniture didn't look very nice, cheap, and hardly any, she has boxes of junk though.she let me know she was going to do the landscape (pick weeds), - how many people making that much money are out there picking weeds, btw, weeds still there.

When I owned my landscape business years ago before I sold it, on of my clients was a 14 unit apartment complex. 

So: Net net - Here is where I am with a dilemma between CHOICE 1 (Chandler Blvd/Ahwatukee Hills/Gilbert - PROVEN areas) for an "OK" return for relatively much less risk where I have to cough up 350K for a decent SFHor CHOICE 2 (San Tan/South of Queen Creek/Coolidge etc) for a bit more risk but better reward and incidentally better cash flow - and yes, LOWER price overall for the property around 200-275K and hence more manageable.With the following baseline assumptions:175-350K price rangeNo PoolDesert Landscaping in back and front yardBuilt in last 5 years and reasonably well upgraded to keep CapX low.Close to many (preferably high paying)  employers Around 3-4 Bedrooms, 2-2.5 Baths.

It would be in another, cheaper state (PNW or SW) in an area that actually excites me more due to the landscape and lifestyle. 

The house was a brand new remodel in 2010 when we bought it so no “maintenance” other than cleaning gutters and low budget landscape that is needed.