Even with numerous email convesation, they keep coming back with excuses (last one was they are hiring new landscaping company that was 3 weeks ago).What is my course of action here?

I would add a bit for the inclusion of landscaping if that is something atypical of your market.

Start with landscaping = cut grass weeds, trim bushes & trees.

So, you could beat up the seller on price/terms for having to buy a death scene house and then rent it out for a while, change the color of the house, different landscaping, etc. changes the perceived character of the house from persons driving and walking by.

When flipping houses in short time periods do you believe it is better to contract the services (i.e. painting, landscaping, and minor improvements on the scenario that the house was only needing minor cosmetic improvement and you were able to get it at an undervalued price) to get the job done quicker and more professionally so as to have it back on the market quicker which in turn will shorten the months in which you will pay the mortgage payments on the house, or is it better or equal to do the actual jobs yourself?

*Nice landscaping--property does not fall under water ban restrictions so has plenty of green grass.My goal is to refinance or sell in two years.What do you think?

Could likely rent for a couple hundred more, based on rentometer.com info.Home has very nice tile and wood flooring, 4 yrs new, could use some small touches inside and will look much better with landscaping outside, needs some curb appeal.My biggest problem here is: WHAT in the world to do with this property??

You might to investigate the lending landscape before you cement your exit strategy---title seasoning/chain of title guidelines are an expanding feature in today's lending enviroment.Regards,Scott Miller

Landscaping and curb appeal are poor to marginal at best.

In '2002 I found that my business travel had increased to approximately 80%+ and started contemplating my next career interest/move.In early '2003 I left the corporate world and got involved in the landscaping business, however this quickly turned into doing other types of projects for people and it led me down the road of providing value-added property maintenance management services.It's now going on 5 years in this business and although it's had it's ups-and-downs I have extremely enjoyed doing this type of work and helping others.