Over the years I also repaired the lawn by paying trugreen to spray and seed while I put down new dirt and patched spotty areas.

We demoed the house, spread grass seed and straw!

It's the secret (or not so secret...just not well known) formula for success in REI.It's based on a number of things:1 - The first Golden Rule of REI = Never spend your seed money. 

It will generally take more than one round until you find the right one, but considering the potential return, it's a fairly small price to pay.This method has "worked" for time out of mind with an added advantage that it plants seeds....Some of the folks I've spoken to had never considered selling their house previously and so would never have made it to other lead capture methods .

They should be your seed that you cultivate into something bigger rather than sucking the money (Income or equity) out of them now.You're still young so you should be in the growth phase.  

We removed 3 palm trees that were 40-feet tall because palm trees make a huge mess with their leaves and seeds.

i think the grass looks worse than the driveway. get some gravel over it, if anything and seed over the bald spots. 

Never spend you seed money. 

This will allow you to expand your seed money (cash) which will give you more choices.3 - Learn as many strategies as you can. 

However with that said finding seed money to start is so important.What I would do in your shoes in find a local credit union (or bank) that would do up to 90% ltv HELOC and Barrow the 45k they would give you.