I've been watching a HUD home that's up for auction at a shade over $90K.

If you want to open a thread under your points, happy to contribute to that one.The two references you made seemed to be shaded with a derogatory tone for some reason which I didn't really understand so I fired back.

When I check crimereports.com they usually seem to have shaded crime activity...

If it has established shade trees, a swamp cooler or split system and isn't in a low point where the flash floods go, even better.   

And a shade tree brake guy at that!

Once purchased we'll be renovating units, building an add'l building from the ground-up, building a shade structure, doing some landscaping, building a carport, etc. and this is my first project in the area, so any referrals at all to quality people in the area would be appreciated!      

I also had a close comp to mine for sale, 1 block over, NO abatement (also darker finishes vs. mine were lighter). 

I put 18k in materials I repainted the interior , replaced the old iirrigation, put up shade screens over the pool and lounge area in back yard, repainted and stained the kitchen and bathroom cabinets, replaced the kitchen countertops, replaced the flooring in both bathrooms and walk in closet and finally put a new Hvac and heater in.

I plan on joining the maple shade meet up group to learn from the investors and REA who have experience in my market and are willing to share there knowledge.

The darker the color, the higher the yield.