More bang for your buck at launch, no equity but it gets you started. you can roll the profits into a purchase at a later date. good luck

Either way, you've got so many more properties to buy going forward, and you'll likely roll some into others. 

@John Morgan I had a really bad rehab that had the same issue and just rolled the dice and had the hardwood sanded/refinished and it worked like a charm.

current rent roll  (if any)RE taxesall other expensesetc.If you can't provide me any value, why would I work with you? 

Thank you, David. it's a purchase. and yes, the bank did an appraisal, and the two units occupied (rent roll) were backed up with a market evaluation.Moreover, I have a high enough income on my W2 and my DTI will be 25%. my broker and I were super surprised and couldn't figure out the bank's decision. 

In January my wife and I purchased 130 acres of land, for 480,000$. we are going to sell two 10 acre building lots,  probably for somewhere between 100-150,000 each. we will keep the other 110 acres.  2 acres we will subdivide out for ourselves to build a house on,  and the rest will be rolled into a Christmas tree business. on the acreage that we sell,  will we be hit with capital gains since we're still going to be approximately 200,000 in the negative? 

Honestly, for unique amenities like you are mentioning, I'd just roll the dice and see how it changes your occupancy and how far you can push your rates. 

The exemption ceases on the fifth lien date after the season of planting trees in orchard form, and on the fourth lien date after the season of planting vines in vineyard form.

I've been taking in so much info that I'm in the analysis paralysis phase but I'm curious how someone more seasoned would get the ball rolling with just $50k cash today. 

Go get some plumbing and carpentry experience too and you're ready to roll....