@Travis HeppeI would always suggest putting money in your kitchen and bathroom finishes such as tile and maybe solid surface counters instead of laminate.

On the surface that doesn't sound lucrative, but vacancy is a HUGE cost.

On the surface, how do you all feel?

Surface sealer used after install isn't as good, though it won't hurt.

What makes this spot special is 4 lane highway 1/4 mile away, hard surface road, perfect walk out building site, 100 year old oak trees, pond, stream, back yard abuts our creek and pasture where no one will ever build, 13 year old oak and evergreen trees around the property, boulder landscaping, 1 mile from the town and events, 5G internet coming this fall.Counter offer:1.

Although I know the population and crime statistics say one thing, that's just the surface, if you look into our market you can find the sweet spots and do very well!

So rather than "guess" at the price, get an estimate or two.When you are paving asphalt over a gravel road, you are talking about a "from scratch" job, as opposed to adding an asphalt overlay on top of an existing asphalt surface.

Purchase price: $285,000 Cash invested: $45,000 Sale price: $555,000 This was a slow flip, where we updated every single surface of this place over time and sold it after the time required to benefit from the tax-free capital gains benefit up to $500k, which we did, and put into the next investment.

If you invest $200k in a property that nets $1k of cash flow per month, it sounds great on the surface. 

I would keep looking and analyzing every property that comes on the market to compare and see which are the best as this one at the surface looks like it might be a bit low on cashflow, if any.