But its a JOB if your going to be good at it.. just like owning enough rentals to live off of Is a JOB.. granted you set your own hours.. but unless you own true investment grade income property.. your going to work for your success.. and I continue to work every day.. and am having a blast...

OK @Bill Gulley makes sense...now how do I explain this to an seller with a 6th grade education?...

Most investor grade contractors are what I consider the bottom of the GC grade, someone who learned the trade, know some codes just enough for them to pass licensure; sure, there are desperate ones that actually know what they are doing and know code, with a low price, but that's literally one in a million.

., but much smaller yards, not a corner lot and not updated.I guess I am just at a loss of what to do as there are two options:1) Try to just sell as is for mostly land value (likely to bring less than $25,000).2) Remodel the entire house with low quality interior (but would make it the best interior in the neighborhood for sure) and see if I can get in on the higher range of the area ($75,000).The newest developments/remodels in the area are two new(er) houses built in 2004, both across the street, both sold for $75,000 in '04 and both look exactly the same with 1200 sq ft and small yards.Moving forward my plan is:1) Get a contractor to give me some type of ballpark estimate on what it would take to replace most of the interior with a new, low grade material2) Get a professional appraisal and see what kind of guess I can get from that.Even if I could just get an extra $10,000 of value after all is said and done, I think it would be worth my time.

Mark,You just went above my pay grade!

I have my stack of 20 or 30 K properties, and my be /c grade tenants to go along with them. 

Regarding syndications, if you are an accredited investor, you can buy into institutional grade $50-125M projects with as little as $100,000 and diversify.

Its a A grade property/location/schools in Miami, FL.Any input would be greatly appreciated.

Not sure what grade you're looking for, but his team is on the plus side.

@Ozzy Sirimsi I saw those as well but this is a true 4 bedroom house (above grade) and its in good shape (systems are all newer).