-Sauna-Hot Tub-Patio/courtyard (large cement tiles on crushed bluestone with lighting, natural gas line to bbq)-Secondary patio off primary suite-Losing sq feet in the primary bedroom to enlarge the bathroom-High grade cabinets-Appliances with cabinet fronts-High end appliances (Viking/Miele instead of GE Cafe)-Outdoor shower (teak box walls with a dry well beneath the footprint)-Wiring for Cat6 to every room-Wiring for surround speakers (or including the speakers that are built into the walls)-Sonos whole-home audio system-Hardwired cameras (with on-site storage) to the exterior of the house-Smart features: thermostats are a given, but how about light fixtures, switches, aromatherapy, fans ... anything else?

this is where new investors get absolutely crushed. 

i suspect you'll say "too expensive," but out of state comes with challenges too, and getting crushed by deferred maintenance and overpriced contractors is actually very expensive.memphis in particular - to be successful there, you'll need a team and a strategy, not just interest solely because it's "cheap" to buy there. 

We have migrated into adding a new property in the last 60 days and will look to replicate what we are doing, in a new submarket with one simple goal- crush the competition and help create memories. 

Sounds like regardless of what you do, you'll crush it.

RoundUp and pre-emergent weed blockers/killers, and landscape fabric under crushed stone or river rock will be your friends for the landscaping work.Trash requires a bit more info.

Keep crushing it!

I know over the past few years DST's were getting crushed and had a hard time raising money according to someone I know in the  BD space who did a lot of DST's.

The city is crushing it and folks are finally waking up to it.

You also seem to have a lot of time on your hands for someone who is crushing it with REI Reply.