Efficient Renovations: Focused on high-impact upgrades like modernizing the kitchen and bathrooms, improving curb appeal, and installing energy-efficient features, which are highly desirable in this competitive market.Optimizing Layout: Evaluated the property's layout to ensure it met modern buyer preferences, such as creating open-concept spaces.

Texas is great but has become tough over the past couple of years due to market saturation.

Since you will have it on the market sooner vacant I think that would be my preference going into winter, if it were closer to summer I would put tenants in.  

I invest in Detroit as well, and it's a city full of opportunities if you take the time to understand it.A couple of quick tips: Get familiar with the neighborhoods—Detroit is very block-by-block, and the difference in property conditions or tenant quality can be drastic just a few streets apart.

@Bracken Bjorn The answer is in the local data...and the data might look differently to you than someone else...it's really about your goals, tolerance for risk, available resources, and personal preference...

If you spend a couple years of cashflow on a new roof, that means you should be free and clear for a couple decades.

Or any other options you prefer such as a 1031 exchange?

You are correct about that, but that's usually a computation and decision that an investor makes after a couple single-family homes or small multis.

They will normally have some pre-payment penalties in the first couple of years but if you are keeping long terms that's not an issue. 

There are a lot of nuances with this type of investment, but between Padsplit, your GC, and an agent, they can guide you through your first couple successes.