I want to plant fruit trees and build a summer/ fall rental for families and fisherman.

It had enough water rights to be able to have our own water treatment plant as well which will be a nice income generator for many years to come.

@Ann Nguyen You can also look to replace your lawns with mulch, rocks, and drought resistant plants to minimize water use and dealing with sprinklers. 

But if you are handling this as a flip, just putting it in a list...Upgrades to the house since its purchase on August 2018:  paint living room, paint master bathroom, new kitchen counter, terracing yard with retaining walls, planting XX bushes and plants, adding drains to basement and yard, replacing living room lights, …The idea is to honestly market the house, identify the work, but do not focus on it. 

There was a large black spot on the carpet from where the previous owner let water overflow from his plants he would water, didn't know that until after I closed.

I’d run like a bat out of hell from a lagoon or a water treatment plant , though.Again, it is best to get some input from an experienced operator but consider this:  if a newbie who has just been reading books and listening to podcasts can pinpoint red flags, you know that’s a deal to run from.  

The new Volvo plant is within 30 miles away and has already started producing cars. 

I've got a good handle on what the property is worth, but am sticking a bit on the value of planted pine.  

was listening to a bp podcast a few weeks back and forgot the episode but the guy recommended using knockdown for the walls....was wondering why that is?  is it easier to repair?  seems I gotta repair walls and paint ...

You may want to include texture and primer.