Id mix in a lot of compost and do your research to find a Grass type/sod that has the ability to root a little deeper to withstand the hot days of Summer

Just in case the new duplex is wired that way too, I ordered this bath fan from Home Depot the other day:  http://www.homedepot.com/p/Delta-Breez-GreenBuilder-80-CFM-Ceiling-Exhaust-Fan-with-Light-Humidity-Sensor-and-Adjustable-Speed-Control-GBR80HL/205573460

I want something that looks nice for when we hold special events there (parties, wedding receptions, etc), but it has to be tough enough to withstand golf spikes when golfers come up to eat/drink after playing a few rounds.

Pretty exhaustive list actually hopefully one of these is worth a shot. 

Being constantly surrounded by your to-do list can be exhausting and depressing in itself, and those are things you need to protect yourself from with so much work to do.You mentioned things took a longish time to sell - is that just due to a slower recovery in that area from the housing downturn?  

They don’t put you through the ringer like the big banks (Goldman, Merrill,etc) with an exhausting intern or two year analyst program.

@Donnell Evans if you have good credit and a fair paying job I would avoid private money until you have exhausted institutional lending options.

Once you have an FHA loan you are not allowed to have another FHA loan unless relocating a great distance for work.Now that you have exhausted your Low Down Payment Options (Portfolio Conventional and FHA) you will need to use a Standard Conventional Loan and put 20% down to get your 3rd Duplex but by that time you might have more saved up.The sky is the limit...you could continue to buy properties and build an empire or just stop there and enjoy more free time...I have friend who quit his job and just manages his properties now.Keep in mind that this 4 step process I outlined takes time (anywhere from 1 to 10yrs depending on the person) so keep the big picture in mind but don't let it stress you out too much.

New York foreclosure laws, Federal foreclosure laws, bad borrowers, bad tenants and bad lenders all mixed up together have made the foreclosure timelines exhaustively long in NY.

Fox and have had no issues, I've also used Choice Home Warranty for one of my last houses that sold for 135k The cost of the plan was $561 with a $60 service call fee.Includes: Clothes Dryer, Clothes Washer, Refrigerator, AirConditioning System, Heating System, Water Heater, ElectricalSystem, Plumbing System, Plumbing Stoppage, Built-InMicrowave, Oven/Range, Stove, Cooktop, Dishwasher,Garbage Disposal, Ceiling & Exhaust Fans, Ductwork, GarageDoor Opener, Whirlpool Bathtub