I figure the properties on the market the longest are the hardest to sell for some reason.. overpriced, ugly, other issues..

Good luck Thanks Dan  Yes  we are not selling for the reasons you mentioned and yes we are talking 7 figures of appreciation .

It is lakefront so that is an important reason.

Generally, the coverage of the policy will state; “The coverage of this policy shall continue in force as of Date of Policy in favor of an Insured after acquisition of the Title by an Insured or after conveyance by an Insured, but only so long as the Insured retains an estate or interest in the Land, or holds an obligation secured by a purchase money Mortgage given by a purchaser from the Insured, or only so long as the Insured shall have liability by reason of warranties in any transfer or conveyance of the Title.”

The #1 reason why landlords fail is this:  Failure to manage to the lease (Source: American Apartment Owners' Assn). 

If you don’t plan to sell the lots w/mobile homes is there a reason you have to split the lot?

Quote from @Elinore Aguilar: The best way is to have the best firm with a reasonable rate and trust reviews.

But for raleigh apple was not the only reason for the bump in prices.Taking a step back tho some people already touched on it. 

so I'm wondering if around $50k is reasonable to get a smaller single family home up to speed where it looks something like what you'd see on HGTV.   

For the reason Henry mentioned, you need to screen anyone over 18 living in the house.