@Anna Shaver I own one property that I rent out rooms in and pick up leaves mow yard etc.Right now considering if I really want to take on a 2nd.  

I own one property that I rent out rooms in and pick up leaves mow yard etc.  

I saw the sign in the yard, and it's MLS listed.

You will find that you don't need to invest in your own back yard.

Forget about the contribution by the guy, if he lived there he has contributed something, care for the mom maybe, at least he mowed the yard or kept the place from being robbed, whatever.

We were just getting ready to purchase yard signs and magnets for autos.

It has a somewhat deep back yard, leading to a single levee.  

Talk to you local Home Builders Association, bankers, local lumber yards, to find a reputable GC. 

Condo buyers don't want to maintain a house and are willing to pay condo cost.Homebuyers don't want to pay the condo fee, want the yard ;)

I'm assuming a multi since you seem to be taking into account yard care and snow removal.Unless you have very low vacancy and no major capital needs for many years you probably will NOT cash flow with something like that.You want cashflow here put another ~$100K down and your negative will turn into a solid $250/month cashflow...The thing is that people around here buy $450K properties as investments usually for 1 of 2 reasons.  1) To resell it in 5-10 years for $550K+ 2) To let rents increase so in 20 years you are getting $6K/month and the $1,800 payment seems like less of a big deal.