You may learn from the landscaper that he’s been recommending irrigation or well repairs for a long time, an issue that was not disclosed to you.

If it's a flip, I'd say the kitchen and bath, as well as the floors and landscaping. 

House price 800,000$ With FHA loan 3.5% down 28,000$ plus closing costs 10000$ approx Two family home 3 bd 1 bath on top can be rented between 3000-3500$ 2bd on first floor which we gonna live after one year can be rented at 2500-2750$ Basement which I would like to make another unit (illegal) one bd can be rented for 1500$ taxes 1473$ a month Insurance 630$ because FHA loan water about 80-100 a month Grass landscape 80$ a month Repairs 250$ month Cap ex 5% Vacancy 5% does it make sense to buy this house for house hack 1 year and then get out rent the other unit and cash flow about 1000$ a month?

Yes, we upgraded it from builder grade by adding nice LPV flooring, changing the paint color and landscaping.

This was a new build, so I have not added value to it yet. but landscaping is subpar for the area so when we move we will ensure that is up to par and rent it out.

I had all the subs lined up for the job and did the landscaping on my own.

Seller will be providing me their tax payment, and lawn care landscaping maintenance for several years. 

Bria,Thanks for the reply,I could have done  either a sandwich lease or a straight lease which one would be better, or even do a fix and flip.You are correct, it is a two story house.My exit strategy  would have been to find a lease option buyer, or do a handyman special, but mostly find an answer to a problem for a friend and maybe make a few dollars in the prosses.The work that is needed is roof, flooring paint inside and out, pool liner and other pool repairs, cut down trees, landscape, kitchen and two baths, two cement steps to replace and moreDon't know if its worth  getting a loan for if there is no money in the end.thanks again for the replyRob L 

You'll get a lot of info on the growing, changing landscape of greater Atlanta. 

Landscape is a 3.