@Dawn Batts with 500k as seed money, I would probably buy 25-30 cash flowing properties in Arizona with loans of 75% of the ARV. 

You need to flip regularly, using the seed money over and over, and spending the profits (only) on your cash flow properties.As much as it might seem crazy, I would sell your CF properties for the profit and keep flipping until you can buy rentals with your profits. 

pulled carpet, refinished floor. completely redid kitchen. paint inside and out. sod in front, cleaned and seeded back What was the outcome?

it astounds me that instead they blow what little seed capital they have thinking they are going to wholesale houses.granted some do OK but most dont as we know.. you decided to make it a true career.. not a get rich so i can buy rentals and not have to work any more.. thats flawed thinking at the outset. 

The property is not currently on the market but I'm very interested in planting the seed to see if there's any interest in selling.

@Branden Sewell build that seed fund!

You're not only losing money from cash flow(-), but you're losing potential profits from an investment that wasn't taking away your profits...and your seed money at the same time.Those profitable returns you're losing, is (should be) exponential. 

Tree removal, shrubs/plants, deck/patio, seed/fertilizer, mulch, driveway replace/seal and misc.The snow caught me again… I had no idea what was hiding under it and unlike the roof… meh.

Dealing with PEOPLE on a day to day basis can be very stressful and it is unfortunate when the bad seeds come along... and they do come along.

Use that money as seed money for your new real estate investment career.