My thinking is that as long as the yard looks like a yard and can function as a yard (ie. junk-free, has grass & dirt), then it doesn't make much sense to invest heavily into landscaping like re-sodding or other projects.

You may want to consider buying something ready to move into instead of a rehab project just to make it a bit easier on yourself, especially if funds are tight. 

You'll end up with pissed off tenants and future expenses. 

I wholesaled deals to get large cash infusions in a short amount of time to fund large buy/hold opportunities, or liquidated because I saw new risk on the horizon that may diminish future returns.The question I ask on every deal I'm considering, and the funds I have to work with, is: "what do I want my money to do and when do I need it to happen by?"

Slower than I would have liked because my main business is in Bozeman and this project was a 3 hour drive away in Missoula.

Not sure, but I'd say it is more of a matter of thorough diligence and future planning, not really about integrity.

Hi Rob,What is the scale of project you are looking to get into?

out of state investing in a distressed property is possible but very difficult and extremely risky. fastest way of losing money project.

Thank you for your kind words and I look forward to connecting with you in the future!

They can give you projections based on historical data.