Consider cleaning, lawn care, snow removal and supplies as well as utilities  in your calculations.  

Of course it needed some extra turnover work--landscaping, above ground pool removal, cleaning, trash removal, paint and other small amounts of wear and tear. 

Then clean up or subdivide and sale.   

A clean U&O means the Seller doesn't have to do anything.The home inspector is a different issue.

I don't think the fact that prices have gone up 5 years in a row is a good clean indicator that they will continue to do so, if it cashflows today and I can hold it for 20 years inflation should do most of the heavy lifting for me. 

Trash cleans you know. 

That project taught him that buyers in these well-established neighborhoods pay close attention to the details..things like making sure the ceiling lines are clean, storage is intuitive, and every inch feels purposeful rather than tacked on.For your project, thinking about the functionality of the added space is key.

It wasn’t until Joey cleaned out a joint bank account and got Chris for $25k that he realized Joey was not a good guy.

Don’t know much about Memphis as a city itself though, I just know crime was a problem back in the day, is that still the case or is the city getting cleaned up and growing?

If you warned them and they didn't clean things up that could be a reason. 10.