I would plan closer to 12K to 15K. 

I've never bought closer than 1300 miles from where I live.

Situated on lake with a 1/2 acre.Scope of Work will consist of cosmetic improvements to include the following: painting of interior/exterior, power washing, cutting of lake grass, upgrading bathrooms, new kitchen appliances as the kitchen cabinets are in great condition, upgrading of electrical outlets, installing of new lighting fixtures, cleaning of tile flooring and etc.

I'll be adding value based on the Scope of Work which will consist of cosmetic improvements to include the following: painting of interior/exterior, power washing, cutting of lake grass, upgrading bathrooms, new kitchen appliances as the kitchen cabinets are in great condition, upgrading of electrical outlets, installing of new lighting fixtures, cleaning of tile flooring and etc.

And it’s closer to 30 days if they want to threaten me.

Highland Park especially for appreciation.You may also consider areas closer to downtown like Denver Heights, South of MLK to Aransas and Eastside Promise Neighborhood to capture a rapid rate of yearly appreciation.

Although appreciation has driven those prices closer to 150k in the last 2 years. 

Kept us on track and we colored the boxes in as we got closer to zero.  

I'm typically closer to $19-$20.

You'd likely be closer to 6%, 25-yr term.What about utilities like water/sewer and house electric?