@Chris Carollo @Alex Sanfilippo - It is a waste of money to use an attorney.  

Front patio, covered entry with columns , Windows where the garage was , relocate driveway to the side of the house and erect a rear garage , add brick facing and or hardy plank Larger Windows but now I've spent a load and haven't even tackled the interior.My question is how far to go what are the best bang for the buck renovations although I understand the basics i.e.

Most commercial deals are sold by the listing broker.. if its then out to the brokerage community its not a great deal or its a tough to sell prop.But yes these are all reasonable.. no one wants to waste their time with tire kickers.. and you certainly do not want to either.only thing I would questions is the on going cap Ex etc.. unless buyer is looking for some seller finance then that would be expected... this is not the world of phoney wholesalers who have no money trying to flip houses..

If you want to invest in Nashville, then invest in Nashville and stop wasting your time in another city.

I'm in California and bought my house and watched the investor make a boat load!

Also I'm wondering, if I plan to resell immediately, whether it's worth doing the REFI -- and only go that route if I'm holding for another year, since that's just another 5k in closing costs "wasted".Appreciate any thoughts on the above!

A motivated seller would let you have all the access to the property you want to get the problem to go away.Don't waste your time with it. 

The last thing I want is my tenant to over load the shelf and it pulls out the cheap plastic bracket from the drywall.  

It would save me a lot of money and time wasted long story short.

Well, you could turn it around: the vast majority of "investors" don't have two nickels to rub together to buy anything and usually just end up wasting everyone's time, including the agents.