But questions that help me help you sort out the answer to your question - What type of investment property are you looking for?

At the very least, you are going to need some sort of marketing budget to generate leads for buyers and sellers.If you're going to wholesale and do double closings or assignable contracts, you at least need a good assignable contract and a list of investors to assign your deals to.

This is sort of what I alluded to when I mentioned that buying for an investment can happen at any time since there are always opportunities, but buying a home is more restrictive.

Plaster - Most old homes have horse hair plaster.

The Agent can force you to have some sort of inspection done to submit with your cancelation though if you have a licensed contractor do an inspection that may work as well. 

We attend the christening or first birthday party if invited.We give gift cards for the Holidays.We help decorate for the Holidays and contribute to community potlucks/BBQs (at our 8-plex).We have a "make it your own home" policy, whereby we give approval for a reasonable modification to the property, such as painting a room, changing out a light fixture, etc.We prepare a "move-in packet" which includes information to orient them to the property (property rules, utility contact information, change of address form, our contact information, etc. ) and also information about the neighborhood, such as a walking/trail map of the local area, chamber of commerce welcome information, a list of nearby amenities (including medical, shopping, restaurants, schools, parks), menus for local pizza delivery services, coupons for local businesses, etc.We prepare a "move-in gift" which consists of a bucket of our favorite cleaning supplies and a reusable shopping bag with starter supplies of paper products, a "Zip-It" hair snare for clearing sink drains, a toilet plunger, a cutting board, approved hanging devices (picture hooks), a door mat and a shoe tray.We supply light bulbs for all permanent light fixtures for the duration of the tenancy, including specialty bulbs for appliances and chandeliers.

Would think it cant be much, no pool, gyms or any of that sort of things, mainly fees will cover landscaping.

Was selling a house last year, tenant had already vacated and was not seeking any sort of payout.  

Another strategy I've heard of is use your TSP as a bank account of sorts and self finance.

It was going to be a nice place for me to end up living in the future; so sort of a house hacking strategy.