Which makes me wonder why here in Los Angeles there is an extreme housing shortage, rents are going through the roof, the state recently passed an law making Accessory Dwelling Units easier to build in an effort to mitigate the the housing shortage, property values are at a level at or above the housing bubble peak. 

Lance,Sounds like a good high level plan to me. 

The BP Plus or Pro level will give you way more general advertising, networking and search options to zero in on a micro level.

Bottom line, decide on your engagement and risk level first, and then look for an investment type that suits your needs best!

Full re-pipe and re-wire, full sheetrock downstairs (ceilings too), upstairs just new texture, all doors replaced, all cabinets replaced (upper and lower), all new flooring (enigineered wood, tile and carpet upstairs), etc. 

Most people don't start buying their first houses until they are mid to upper 20's so you won't get that benefit for some years.

Add in another level of motivation with Low Financial Stability Scores (FSS).Just be sure that the list you get has been run through the National Change of Address (NCOA).

@Caleb Anderson Depends on your comfort level, but 45 minutes seems very manageable.

My HVAC guy didn't want to run ducts to the second level in a house, he just said it was too expensive and he just wanted to be a part of the AC install. 

The BP Plus or Pro level will give you way more general advertising, networking and search options to zero in on a micro level.