When I redid my own yard, I don't think I even spent 3k for a FULL overhaul including 2 dozen roses, 2 dozen shrubs, a small patch of lawn, several creeping vines, a completely new irrigation system, path lights, spotlights, removing about 4 ton of decorative rock and replacing it with another 6 ton of rock and river stones for my front and back yard (desert landscaping), along with the usual trimming and pruning.Of course, I'm sure that KC has larger lots than Vegas but you're just cleaning up.

I tend to like higher income areas because even renters tend to have more reserves and some assets to fall back on to get through rough patches.

I spent this week patching holes punched in doors and cleaning up blood splatters on top of crayon drawings on the walls (heavy-duty domestic violence damage in a unit with young kids), so I’d be psyched if my only issue was some weed smell at this point, just to put your problem in perspective.

. :)then in up years like now when building is strong prices really go up.. mid 90's when Japan was on fire what was historically a 400 to 600 dollar MBF log market became a 1200 dollar log market for about 4 years.. it was not uncommon for us to make 500k NET on one 40 acre patch.. 

From my visit, we did notice some attention to the roof (small patches in place) and a slight water intrusion in the basement. 

Eventually they patched things up but my wife came around to my view on it :)

I would budget at least 5-6k for this project, and then would also plan for extensive drywall patching of maybe $1500 in the unit to build soffits and patch walls. 

This is my first ever youtube video, next time I won't do the vertical shot I promise.The work needed:Replacement Roof (he said maybe a patch or two but every room has signs of a leakNew windowCeiling has several moldy spots and one part where the ceiling has a hole in itNew carpet + paint and patches. 3 new interior doors.New appliancesReplace rotten fascia boardsHe says the heater and AC "probably work" but I would be surprised to be honestI am estimating probably 12k, but I am not sure.

Patch them yourself, dab some paint on them and move on.

The thing I wish we had kept front of mind back then was that buy and hold is a long term investment, so while we went through a rough patch with the mold issue and potentially lowering the rent, if we could have been patient, we'd current be enjoying years more of equity paydown, and significant appreciation, both in monthly rental price and value of the home.