Yes, I've spoken with several designers now and not just the fees, but the requirements for big ticket improvements like double pain energy efficient Windows, new water line, etc...it adds up fast!!

In the case your house is burned by fire or gets blown down from a tornado as in the case of here in kansas city, your home insurance is there to rebuild everything.

Nothing will cost you more time, money and energy than a trouble tenant.

Low-priced homes and condos still need a minimum net profit because they still take time and energy, however, not many deals in SD will retail under 350k!

But again, without knowing the details of your situation, the only major thing I can say is it's best to focus your energy and resources on one thing.

Such will save you time, energy and resources.  

Here's a good read on Heating, from Oregon's Dept of EnergyHardware cost and Energy costs are major factors, but the efficiency of transferring that heat from source to each room is frequently overlooked. 

Another example is Houston, as their economy is heavily weighted to the energy sector, with gas prices being so low companies have started to lay off employees so there is no job growth or wage growth in addition to less demand for RE via people purchasing or renting.

I had those $$$ burning a hole in the pocket as well, so I totally understand your position. 

It might burn a bridge with you current agent which you would need to consider.