I focus on these areas, a wide span due to the past economic conditions.

Triple the normal appreciation in a span of 6 years.

In the span of about ten minutes, I got the cash register sound three times when three tenants paid rent. 

We have had 25+ showings in the 3 weeks span and the overwhelming consensus is the house is beautiful, but the backyard sucks...If not for the backyard, I imagine this house would have sold in less than 5 days and for maybe $10-15K more than what I anticipate selling it for.So remember, families love backyards, and dog owners love backyards which is a large chunk of the buyers in the market.

The short answer: No.Everything has a life span but different sources give different life spans.

Based on 2500 reaching 4500 people (I did the numbers at listsource and postcard place and signage provider) if that gets a response of .01 % and of those 45 if 10% do the deal and I get it sold at an average of $5000/deal that would be a return of $4000 or %60 return in a 30-60 day span.

Life span average 12.5 years (my range was 10 to 15 years so middle was 12.5).  1200 (price)/150 (expected lifespan in months) = $8/month.Do the same for you HVAC: Your cost $15K. 

Any chance we can get some people together in that time span?

;-) but also don’t want to get in over my head and in a short span of time?? 

Example roof: Cost $6000 to replace. 25 year life span. $6000/25= $ 240 per year but what if it is 10 years old. 15 years useful life so your new capex should be $6000/15= $400 per year.