Also, have you considered using a decent quality, pre-finished engineered hardwood floor (as opposed to solid hardwood)?

Once you get a hold of them , time to negotiate...depending if you can get a decent price locked up will determine/limit what you'd be able to do with it. 

This would be my first real estate deal, and I'm first in line to take a shot at buying it, and at a discount.

We made a decent profit on the deal.

I could put the funds toward some first position notes ( I currently have 3) and would enjoy the passive income they generate,These properties are decent but I call them class C+.

The current racial climate makes it too dangerous to try and provide decent housing.

Im aware of the 1031 and upping my basis but that would just add debt as well and that would mean i would have to sell and find a " decent " property to buy.

I would think you need to some serious landscaping to get the land pitched away from your house or install some trench drains to control the amount of water getting to your house.Adding concrete or building the house up 24" seems like it would be way too expensive to expect a decent

If your numbers are right that's a decent flip that you still need to live in for a year (or 2 for the tax advantage).

. $150-200 for a decent one, have to run power/switch, change out the basket strainer and plumbing.