Most people are not super intelligent and they will steer you the wrong way.

I think the largest investment would be to cap the current sprinkler system or convert to drip and install artificial grass.

There are a million ways to expand your intelligence.

The intelligent answer to this question is always the same; LEVERAGE.

You can have all the marketing and advertising in the world but if you're not the valuable agent/realtor guess what, the vast majority of people will do some level of research and they will stumble upon a person who has years of experience, expertise, and they intelligently think "hey, this is serious, it's a lot of money, let's be smart and get the best person we can find on this not just any old person". 

It is a complicated real estate market and a more complicated world which requires more creative and intelligent thinking to move ahead.

Maybe some of the intelligent lenders like @Michael Facchini or @Zack Karp might know.It would make sense to me that you could for sure use it on a multifamily since it's still a primary residence and residential. 

It's not an intelligence thing, it's just an experience thing.   

Seeded, turf, or artificial?

Meaning don’t buy something just because you like it--buy it on favorable numbers.If you are looking for a fixer for instance, it's intelligent to find a fixer where you believe rehabbing will allow you to increase rents, and it's best in an area with increasing employment--as well as many other things.If you want to approach this in a hard nosed manner (not everyone does) it's smart to make all of your buy and sell decisions based on financial measures, such as the income stream, and on the return on investment that the income stream represents--as well as many others.It's also intelligent to calculate:1.Its Projected Cash Flow2.Its Projected Appreciation3.The Loan Pay down benefit you will get from owning it.4.The Tax Shelter you will get from owning it.As well as many other things.