Depending on your state and electric utility, there may be some really good incentives for you to upgrade to LED lights.

Depending on the property, this can run you between $5,000 for upgrades to the current septic and/or well to over $20k for a whole new system.

I start with major systems:Roof- does it need to be replacedElectrical- has the panel been updated and has the wiring been updatedPlumbing- has it been upgraded to copper or is it still galvanized steelHVAC- does it need to be installed or updatedWater heater- does it need to be replacedThen we looked at the cosmetic and value add itemsDoes kitchen need to be updatedDo bathrooms need to be updatedpainting interior and exteriorAfter walking through, he has been in the business so long that he gave me a cost for each job.

. - waterfall shower heads- upgraded tile in smaller bathrooms. - tile shower in master instead of an insert- vinyl floors throughout except bathroomWhat other things are good to consider???

Of course, upgrades will add an extra $20k-30k.

Hi All,My water company called out of the blue to have the water meter replaced; they are planning to replace all the meters in my neighborhood as part of their upgrade cycle.

I would think buying a single family would be best...working hard on weekends and evenings to upgrade the house and make it look AWESOME during the year you live there...landscaping, maintenance, lights and of course inside too, but you want that house that when everyone drives down the block, they're looking at your house. 

@Austin Warford get an FHA loan and buy a double that needs cosmetic upgrades.

@JD MartinThank you I will take a look at those and see if I want to upgrade

Been using the extra money for upgrades and repairs.