Make it beautiful, sell, repeat. 

Purchase price: $145,000 Cash invested: $15,500 Beautiful ranch home with 3 bedrooms and 1 bath.

The tenant will damage your primary beautiful house for sure.

Highlands Ranch is a beautiful area, I lived there in recent years.Personally, I would talk to the tenant and boyfriend to make it explicit that if he is staying for more than 30 days, he will legally become a tenant, he will need to be added to the lease and therefore be legally responsible for the property just like the remainder of the tenants.They'll likely say that "he'll be gone after the summer, so it shouldn't be an issue" – but this will give you confidence that they know where you stand.

I hear Montana is beautiful, "especially this time of year". :) lol Winter is WAY too cold for my southern blood though.

It is a SFH adapted as a Duplex so it has two listings out from the Same Property, both beautifully renovated and decorated to the delight of the guest.

Your $450K would get you a beautiful 4 bedroom home like this in HS.CNBC article that came out today: North Carolina ranks No. 1 in America’s Top States for Business, with the nation’s strongest economy

Purchase price: $415,000 Sale price: $415,000 Light filled 3-5 bedroom 2400 ft reconstruction with beautiful slate fireplace.

The house is in Canyon Lake, which is a beautiful lake known as the Jewel of Hill Country. 

The finished product was so beautiful!