$5,000 (could go with cheaper laminant and save $1,500)4) Gut the two small bathrooms $7,000 (Replace bisque jetted bath tub with white standard tub, reframe leaky tile shower, replace vanities/ toilets.)5) resurface kitchen cabinet doors $1,6006) granite counter top ~$3,0007) Remove structural wall separating living rooms $2,0008) GE appliances $2,200There is other work to be done (HVAC, foundation, paint etc.) but items above are the ones with potential for cost savings. 

You can rent jet skis, bikes, and boats if you want.  

Here are the key questions to think through before you get it going:1) what do you want to buy2) how much can we afford3) how will you pay for it 3) what are you going to do with it afterHere is how we tackled this challenge:1) Find a reputable and responsive agent to work with: we worked with @Sharon Tzib2) Get pre-qualified with a good and local lender that work with investors: we usedd Rochelle Frazeur from New American. 3) Use some good MLS criteria to set up lists with your agent3) Find out how to identify a good deal: We got our hands on some good cash flow analysis calculators (thanks to @Sharon Tzib) and we used the calculators on BP as well4) Make neighborhood visits to those areas of your interest5) Find other venues to meet up with other investors or go to workshops and meet up's: We've attended BP meet up in Houston, events with Jet Lending, meeting with Wholesalers, and we've met one-on-one with other investors6) Look for non-MLS sources to find properties for sale: wholesalers, and local listing through Rich club or word of the mouth7) Talk to the property manager if you are planning on using on.

Look up RICH club, go to Meetup.com and register, Jet Lending hosts one monthly.  

I am also very interested in wind/solar/hydro opportunities as well.

So I don't need to tell you how quickly we jetted out of there Wed evening. 

I do want to own a jet one day (don't discredit my dream lol) My credit is ok, thus buying a 2015 impala with 2.4% interest rate.

Also the idea was the cash back at close was to be used for reserves this is what they were sold you put those funds into reserve to help you with your properties.Well many of those folks had never gotten 25k in their account at anyone time.. so the reserve account went for the new Jet Ski they deserved to have.. the fabulous Hawaiian vacation they needed to have and deserved.. etc etc.

They had a bit of inward movement from hydro-static pressure.  

@Sernel Joseph there is one tonight at the houstons grille in the city center hosted by Jet lending.. usually a pretty good turnout. starts at 6pm.