Take your time, spend the money, invest your time and energy into actually coming to the market, sitting down with these brokers, property managers, other investors, go to networking meets, get in the market, get face to face, belly to belly with the brokers. , trust me, if you fly the way all the way from California to Raleigh, North Carolina, , the broker in Raleigh is probably going to consider you a serious buyer since you just spent, you know, a couple thousand bucks and, you know, three, four days to get there.

Or if things are that slow in the off season , shut it down , if the rent is canceled out by the cleaning , you are still losing money , electric and wear and tear . 

Based on your time, energy and capital you have to deploy will dictate where and what strategies you can use.  

I know I’d be able to adjust rents and/or pass on at least water and electric expenses down the road. 

The best cities to invest are the ones that fit your budget, time, and energy. 

We just want to move into that energy efficient house and be done with this. 

I tossed LEED in favor of Energy Star as it seems easier to achieve.

Things that drive the ARV higher - roof, plumbing, electrical, paintThings that don't drive the ARV as much - windows, landscaping, driveway

The day I purchased it I reached out and introduced myself to all four tenants and one tenant told me that she was currently living with a relative because her electric got shut off.  

The cost starts with  1.) plan cost (survey, civil engineer, site plan, architect, structural engineer, mechanical/electrical/plumbing (short for MEP) plans, etc.).