(Note:They installed a window unit in the month of June since they overworked the AC unit and had to have someone come repair it.)After inspecting their space, I noticed that they cook/bake a lot, do laundry alot, leave lights on when not in the house and have a room with lights for their plants running 24/7.

The first logical leap is to find a SFR or duplex, but I would like to plant a seed and think about starting with other asset classes. 

Another job estimates to replace the ceiling drywall (without texture) were close to $4K.   

@Patrick Michaels there’s a water treatment plant near there on river road, I’m sure you know the one.

Plant many seeds.

I’ve gone down the path of letting tenants do work on their unit (paint, planting, toilet fixes) and giving me receipts for the costs of the materials.

:)Yes, spot on, fresh water access was a critical feature for the FoxConn plant, for local and not-so local communities - and it will become increasingly relevant in the future! 

@Vincent Plant it doesn't sound like you can go wrong!

This is a great first project for me since I'm starting with close to no capital and will need to maximize profits as much as possible.So far, all the carpet and flooring has been removed, kitchen remodel has begun, we've gotten two quotes on HVAC (the home has central heating and ducting already installed, just needs a unit), and yesterday we had our drywall guy scrape the popcorn ceilings and add a texture (which is much cheaper than floating all the ceilings flat). 

To his credit these properties are located in a historic district and trying to do much to the exterior other than painting, planting, and pavement is next to impossible.