After many years, myself and two family members (yes I know, mixing family and business gets dicey) have pooled together enough cash to really start investing with a focus on buying land and developing single family homes.

We purchased (January '21) a newly constructed home located in 78721 that is in the FEMA 500 year floodplain, but based on Atlas 19 is now structured as a 100 Year Flood Plain.We are looking at designing the backyard and ideally adding a pool with a "pool house".

Having a small pool of PM’s to choose from is probably a top reason investors stick to larger communities. 

As for the swing set, depends on the condition, along with what your landlord insurance policy covers (some policies exclude pools, bounce houses, trampolines, etc).

You can't share your property to as large a buyer pool, which makes it hard to get top dollar.

My #1 location is the Highlands, however it is also the most competitive and I don't want to compete with cash offers.I toured the Lakehouse at Sloan Lake - it is a new build with GORGEOUS amenities for a good HOA price - beautiful pool, fitness center, garden, etc.

Located in the North End in a very family-friendly neighborhood and walking distance to Southern New Hampshire University, it has  a pool of good tenants needing housing.

I appreciate your comment :)Uhhhh... that's true at a certain point, but if you go flying off into the deep end of the pool without any floaties on your arms... you (and your wallet) could be in for a wild ride.

It depends on local laws, house, neighborhood, local tenant pool.

I tried looking at it from the vacation rental angle (with and without adding a pool), and then I also looked at it from a long-term rental perspective.I used $226,000 for the ARV, because my renovation plan included adding a bedroom in the garage. 623 Nicholson Dr sold for 226k right around the time I was running the numbers, and there are other similar recent sales to support that price (given proper renovations and good staging).I'll be very interested to see what the sales price is on Huntwicke.