John Kesner I subbed out all interior painting and drywall, electrical, most plumbing, Windows, trim, wood floor, sod, landscaping, tub refinish, tree trimming, tuck pointing, counter tops, roof and flashing repair, and final clean.

Well, while the others focused on the trees... 

To be honest, I just don't think it was my cup of tea.

They also had ringed a beautiful tree that I brought in an arborist to save (fee taken from the deposit).  

Say you spent a thousand or two on small repairs like; tree services, fix some cracks in the wall, fix water pump.

"The best time to plant a tree is twenty years ago.

I estimated it will need 35 days to finish which is with $7000, please permit fee $1000 total. it comes up roughly $35k.right now, I am having some thoughts and concerns.1) the area is with a few break in for the staged properties, I am taking a risk of lossing the appliances and I heard after the break in, the realtor has to put that to the disclosure which might decrease the property value.2) I need to replace the dead tree of the public sidewalk, which I called many times to the city and no return calls, I plan to go to their office in the coming week.3)the dirt level too high under the crawlspace, I might need to have someone to dig out the dirt. currently it only has 6 to 8" on some areas.

You will more than likely have to shake a bunch of trees however.

The zoning allows for a multitude of income producing uses (B&B where I could convet the guest house to 4 rentable rooms, a wedding venue which would require adding a barn) Agri-trourism uses with roadside stand, Christmas tree farm/lot, Vineyard, Vacation Rental, etc.

Duplexes, however, grow on trees and tend to have a fairly static price.