My family has been involved in Real Estate in Sarasota, Florida and Grand Junction, Colorado for about 40 years now.

Well she changes her mind and demands he return them thats not what she wants . ( no return on special orders its about $15 grand in cabinets) She wants HIM to eat the cabinets .

Also strongly suggest making a stop in the Telluride area if you've never been.In terms of property, you'll find an endless supply of small farm towns in that whole corner of the state you could use as a base - for the actual investing, there's not that many larger markets - Grand Junction, Durango, the I-70 corridor.

They put new carpet in bedrooms and hall way, laminate in entry, kitchen and living room for 5 grand. 

@Ryan Dosenberry I am an investor in Holland and Grand Rapids.

Just partner with people or you have several hundred grand to put down

Mine is a nearby young Grandma who watches the grand babies and likes to have disposable cash from visiting my property 2-3x a week for an hour.

There has to be more to it than that.I apologize for the total newbie question; I have no intuition when it comes to this kind of thing.Also, if anyone in the Grand Rapids, MI area has any recommendations for an architect or a GC, I’d really appreciate it.

You could try to offer the tenants a couple grand to move out early. 

since I’m only using 35,000 grand for the down payment.