They are willing to tolerate higher density housing when in college. 

I analyze THEM, there hopes, dreams, goals, needs, wants, resources, assets, liabilities, budgets, hinderances, stress tolerance, time allotment, risk tolerance and about 74 other factors so I can best develop an investing strategy for today's position, tomorrows, and all the evolutions and the years to come.

I think we as investors have greater risk tolerance than a lot of non investors and that is easy to overlook.

But for a moment, let's work under the assumption that the foundation is in good condition and within tolerance of being level (usually 1 inch). 

I feel like the drought tolerant landscaping would be more out of pocket than just laying sod. 

I feel like the drought-tolerant landscaping would be more out of pocket than just laying sod.

Perhaps it isn't your ideal, but if you can force yourself to tolerate it for at least a year, you'll come out so far ahead, it will shock you.As for the other part of your question: the forums are a great place to learn.

Ultimately you have to look at your own debt tolerance.

I know everyone's risk tolerance is different but would it be best to avoid and start with something more simple?

I’ve found being better upfront about a zero tolerance policy on noise/parties force limiting number of guests accomplishes about 90% of what I need it to in screening out the cruft, then attaching a higher $800-$1000 deposit further filters those without the means to cover damages if they’re incurred.