If you can buy something habitable, and rehab it over time while you live there, that could be a home run of an investment when you look at your return on investment, especially if you house hack.Sure you may leave cash in the deal, but if you buy right, it could still be an extremely profitable and low-barrier to entry way to get into real estate.

Maynhia Stott - be careful on OTC liens, typically those are the leftovers and many instances there is a reason they are leftovers

That's what I requested because I was wanting to know who was in charge of paying utilities and lawn care/how much lawn care is.

This is a task to handle carefully and at arms length. 

Aside from that the biggest value add areas I see are as follows: Kitchens, Bathrooms, decks/patios (if added), additional rooms/bathsKitchens and bathrooms tend to be the go-to, but all of those can help you get the most bang for your buck. just keep in mind that if the area is already of high quality, then it may not be the best area to spend the money vs something that is blaringly in need of an update.

Vegas is certainly more of an appreciation city especially with rates where they are now but that does not mean that cash flows can't be found.

@Cindy NgGood for you for taking care of your elderly parents.

Yes, if you know the lenders who do not care about seasoning, no if you do not or get the money and season it so the deposit can't be seen.Now, that is a nightmare scenario and let me tell you why. 

I would tread very very carefully here

@Karen Oduok  hvac is too big cost of an item to leave maintenance on the tenant.