Well I came upon 2 articles this week:http://trends.truliablog.com/2013/05/trulia-bubble-watch/this one puts Las Vegas as #1 in "undervalued" marketshttp://www.theatlanticcities.com/housing/2012/03/where-buy-and-where-rent-now/1545/This article doesn't show it in top 10 but marks Las Vegas as affordable.

In my market (where properties are a little more expensive), I initially had a hard time finding a realtor who was interested in dealing with properties around (or under) the $100k mark.

Daniel Paloscio Replacing existing (old) windows that are in reasonable shape with newer "energy efficient" windows will not result in a marked reduction in energy bills.

Not sure if you listened to it yet or not, but this is exactly what I talked about recently on The BiggerPockets Podcast: Show 25 My segment comes on around the 48 min mark.

Thanks Mark will do!

There are other DSTs that have 2-3 year hold times however after the 2 or 3 year year mark, a REIT buys the property, and the investors get shares of the REIT.

Are the properties being marked up before they are sold to investors.How is the cash-on-cash being modeled - what is variable, and what is fixed (income and expenses)?

We're not opposed to debt, but we are trying to target the $305K mark since rates are high right now. 

I usually go with about 20%, but if it's a project with a lot of question marks, bump that up a bit.

But using your scenario, any decent contractor that does good work, on time and on budget will mark that up 40% on a job that small.