And . . . . it's not as if the budget is going to be fat and happy on these jobs either - there is always lower hanging fruit than rehabbing houses for investors.

For example, if I ever used Vinyl on project it would sit there like a big fat log.

Then, build a pergola straight out from the wall to completely cover the entire deck, with two fat supporting columns at the corners.The least expensive way to create interest with the entry leaving the steps as they are, would be to build a "shed" roof sloping toward the front yard, over the landing... maybe use a cool standing-seam roofing material.

Having a non cash flowing house  with a heloc on it is like marrying a big fat Chic with long blonde hair .

Thank you Pros.PS- I heard that there are fat margins on windows so maybe a motivated supplier on a diet will sell them cheaper?

Hi Kim,The house is screaming for a proper proper porch/entry with a portico... it would completely transform the front facade and give the house some much-needed curb appeal.That said, with your extremely limited budget, the next best solution would be build a MUCH bigger wood porch over the existing one (no demo cost, and it's below the entry treshold) that extends a few feet farther into the yard from the house, and if you can afford it, to the far right small window.Either way, build two simple fat columns at the corners of the porch that would be about a foot higher than the railing, and positioned just outside the two smaller windows flanking the entry door.Then, paint the entry door a deep, very rich burgundy.It probably would exceed your super-tight budget, but would absolutely be worth the investment.

Then once a month watch as you get a big fat rental deposit go into your account.

Man I have to agree with you, some buyers are like that, but of you list is fat as all heck, while he is waiting for someone to turn on the utilities, someone else is at the closing table with cash in hand.

Fat checks and fast cash is my motivation.

I estimated $20K rehab because of the siding and because I want a nice, fat rehab budget (for the area) in case something goes wrong or we've missed something horrible, but the circumstances of the selling suggest that there's nothing really wrong with the house, the company is just pulling out of the area.