If you’re just using the funds to buy RE or other businesses and putting the profit back into the 401k and not paying yourself, then it’s a simple transaction.

The improvements needed are simple cosmetic, sand floor, some new vinyl flooring here and there, paint, kitchen and bathroom upgrades, and new appliances. 

It's as simple as getting a license and listing or referring the work for a % of the sale.

A simple clean out of the drain tube and problem solved.

I tried searching for this topic but had mixed results on the site, not sure if there's any simple tips/tricks to it as i'm guessing this is only the 1,000,000th time this question has been asked...Thanks!

as simple as it sounds I live in a market where people are paying way over asking price yes Dallas and the city at that, I spent months looking and one days I went to my boss and he mentioned someone he knew selling a home at that i could obtain a better price than if I were just buying from any random person in this market.

Taking out trees or thinning is not an option so I am looking for a simple ground cover solution that won't require a bunch of TLC from the tenants.  

Simple right!  

Avg equity capture on houses is $43k. 

My key areas of rejections are: any past eviction in last 7 years, past due car payments, judgements/bankruptcies , utilities in collections, address/social security mismatches(I've caught a lot of scammers this way), fake landlord references(usually caught through simple county searches).