The values continue to increase, extremely safe neighborhoods, and excellent dining/entertainment in walking distance.

You can buy premium themes for less than $50 at Elegant Themes and you could have a decent website up in a day.

It's not a glamorous goal but it will allow us to retire at the age of 30.Our renovations are as follows:Laminate $1.99/sqft20x20 polished porcelain tile($1.07/sqft) w/backer board, thinset, grout $2.85/sqft9' Granite counters $115 pcLow flow toilets $135 pcLow flow Delta showers $200 pcPedestal sink $50pc for half bathsSink faucets from China $54 PCNew bathroom vanities 48" for 2 center units $650 eachNew bathroom vanities 60" double sinks for end units $900 eachNew blinds for all windows verticals in living & dining, minis in bedrooms $500 from StarDecoratingElectric fireplace insert ($250) w/ ledge stone surround ($5.99/sqft) and mantle ($20) $500New doors $42-$64 eachKwikset handles & knobs $500 total for all units Modern kitchen cabinet handles $50 per unitTamper resistant modern outlets & switches-Leviton $200New lights $370LOTS OF PAINT!!!!

If you're in a rush, its probably not the most aggressive plan but it has some elegance to it.

Haha - this post came in as I was at my dining room table, playing the cash flow game for the first time in like 4 years with my wife Patrisha and my friend@Jason Minnich and his wife Sarah, who came to visit us from Dayton.

One of the bedrooms had a portion of the wall opened up into the dining room. 

Complete renovation of the kitchen and dining room, and cosmetic renovations to both bathrooms.

I invited a structural engineer to the property who told me there is no structural issues with the house and the wall that runs along the hall is not a load bearing wall but to extend the living room, dining room, kitchen and bedrooms into that space would require at least 3 foundation footings, a foundation beam and a 1 hour firewall to be built.

I like this property is because it is less than 10 miles from me and uniquely nestled in the center of Kemah's little village of shopping and dining.

Wined me - dined me - and the beer...forget it about it!