It's enough to make my hair gray So, yes, I agree with you, that trading up is the best way to go. 

We can excavate but with the foundations I like the let a special company come in usually because if we're off a hair on the walls it will make the whole build 20x more difficult.

We cleaned up all of the exterior, to include mold removal, pressure washing the driveway and fence, removed all flooring in the house, put down engineered wood flooring, new carpet, new stainless hardware, all lighting was upgraded LED fixtures, new paint, Crown Molding, painted wood toned cabinets a light color of Gray, cleaned the air ducts from all of the pet hair and used a lot of order mitigation What was the outcome?

We cleaned up all of the exterior, to include mold removal, pressure washing the driveway and fence, removed all flooring in the house, put down engineered wood flooring, new carpet, new stainless hardware, all lighting was upgraded LED fixtures, new paint, Crown Molding, painted wood toned cabinets a light color of Gray, cleaned the air ducts from all of the pet hair and used a lot of order mitigation What was the outcome?

Hair, make up, waxing, eyebrows, etc....

Tenants rent a small unit from you where they conduct their business which is generally things like make up, hair, waxing, eye brows, tattoo removal etc....

@Katie SouderYep do it , section 8 is as fine as frogs hairs

I want to share with everyone the most complex deal I have ever completed so far.Over a year ago I ran into a pretty good opportunity where there was a substantial tax issue on a specific house I was looking at.After doing some more investigating, I realize that there was a really good opportunity to solve a problem because there were a lot of things that didn't make sense on paper so I decided to do some further research.After rolling up my sleeves I found out that that property had been vacant for several years and there were major title problems aka “hair" on the deal that made it very tough for other investors to solve.Btw…I LOVE deals with hair on them.To make a long story short, after one full year of putting this deal together, we successfully completed the transaction and purchased the property.

They claim they are unable to work but they have no difficulty posting selfies partying with friends, keeping up on their nails, hair, makeup, and tattoos, and have no problem getting pregnant. 

The building has the potential for 4-5 tenants- hair stylists, massage therapists, artists or office space.