Tenant burned designs into driveway and cement patio using sparklers.2.

Buy a property with some equity in it.Rehab it modestly, add more durable features, maybe a nice upgrade like a garage/second living room conversion, patio, or jetted tub.Rent it out at appreciated rental rate.Refinance, cash out at Appraisal that should have it over the original ARV.

Large, open floor plans, full size washer/dryer in units, individual locking bedrooms, and either a balcony or patio depending on which floor the unit is on. 

My tenant who is signed to a 3 yr lease, asked if I would go halfers on expanding the back patio and possibly adding a patio cover.

Try to use plastic let the water drop in the same point

I know they didn't flash them with modified bitumen(torch down for the lay people) because the plastic flanges would have melted.

It’s NOT perfect, it’s very old, alligatored with some old varnish or something, and has staple holes from years of tenants stapling plastic to the windows, but overall I think I could make it look decent with paint.

We're going to update the look and appliances, add a back patio.

@Matthew Porcaro Things got serious when the only toilet was non existing and the shower walls were 6 mill black plastic.

After I dug it up, I cleaned the walls, rolled water proofing on the walls, then, adhered 6mil plastic to the wall up to the grade and ran it down to the French drain area.