After pricing everything out, I'm going to try to make my dollar go further by doing things like replacing window glass instead of getting new windows and refinishing the tub instead of getting a new one.

Act as a RE agent that you are.. get a buyer if its a great deal that would not be hard.. sell it to them make your commish then get the list back  rinse repeat about 20 times a year and make your self a few hundred grand with NO MOney out of your pocket other than normal business expenses anyone would have when you have your own business that provides you a 6 figure income.on the credit side I don't think folks realize how devastating it is to let your credit slide.. at least when you then want to get credit.. if there is anything for younger up and coming folks to hone in on is the disability you place yourself in when you cannot manage your personal credit and you let it get bad.

Arrange an "open house" during the weekend, so that you can invite all the interested buyers to come see in a 2-3 hr window.

House has been well maintained, fresh paint job, newer Windows and has a great view of a little pond across the street.

The neighbrhood is a historically Italian community of SFH, and without being overly stereotypical, the lawns are all mowed, there are gardens and window boxes and American flags on every little house - pride of ownership.

I live right up the street and plan on staying here forever so my rentals are next door/close by.The two houses are grandfathered and if I want to replace them they give me a 30-day window to replace which isn't happening unless I go mobile which I do not want to do. 

It looks beautiful and shoots up to the second floor covering the master bedroom windows which provides a much needed privacy from the neighbors  who's lot is very close by.

I'm designing a small 'beachy' type cottage with lots of windows / doors for maximum space feel. 

I haven't decided if I am going to try to refinish the floor myself or not..The bathroom floor is particleboard and rotted out, so Ill replace the subfloor myself and plan on it taking two days.I am currently getting firm roofing quotes from 3 contractors that I have used in the past.I am ordering windows tomorrow and plan to install them myself when they get in.Ill try to update with pictures and details as I progress!

Some banks like them, some won't touch them.Another thing to watch out for is that if you appraise within the 6 month window the appraiser may use the sale of the beat up house as a comp!