I started out by fixing up and carrying paper on mobiles in 2002. 

Our current home required a decent amount of work both inside and out. We tackled the inside and have created a lot of sweat equity.

We have an extremely intimidating yard project ahead. We're on nearly half an ac...

The rental property and even the fix and flip market seems a lot better in Texas. 

id=1IaAr5B1WeT...Cleanup Job (Low cost fast flip): landscape package in front remove deckremove vines from house clean exterior, fix siding and wood rot, paint neutral beige/gray color clean driveway/weed, clean retaining wall/pavement replace flooring with mid grade flooring bottom level, carpet upstairs replace interior fixtures paint interior white trim, light color beige/gray walls, popcorn ceiling removal new kitchen appliancesRehab options: Replace deck with new one (kind of awkward that high to me) vs Remove and fill in wall or add large window to master.Potential space to move laundry into upstairs bathroom closet vs basement Can maybe get away with toilet/vanity replacement in each bathroomUncertain if painting or replacing cabinets with ikea type is worth itAny in-ceiling lighting will open up codes stuff with electrical since it is out of dateRepave/fix concrete front porch and side porch - replace/paint railingReplace front walkway cement, or remove walkway and replace with right angled walk to driveway (may not provide ROI)Tear down vs paint garage port in back yardWhich do you think provides highest ROI? 

Some of the properties are in need of repair but he doesn’t have to money to fix them all.

Our developers are aware of this bug and are working to fix it.

You can always change order additional labor to get the job done faster in a fixed price vs doing a bonus.

But at a $192k mortgage ($240k - 20% down, like what you said if you fixed nothing) you aren’t cashflowing $1000 even with taxes calculated at $0 (which is obviously not true). 

The money made doesn't make sense for the time involved.That being said, my buddy had a wedding out in Culpepper, VA recently where the couple bought a foreclosed plantation house, fixed it up, and now all they do is weddings.

After construction is done, you would refi the construction loan into a typical commercial loan, with typical commercial loan terms (no 30 year fixed, most likely 5 yr variable interest, 5 year balloon).