We're at the very peak of an expansion now, and it's reasonable to expect a downturn within 1-3 years. 

However, sometimes you have to keep the wife happy and dial down the real estate expansion.

I would live on the property for several years, renting out the in-law apartment and using some of the commercial space for my current landscape business. 

* 3 tier system - Light work- paint/flooring- ($15 per sq feet) plus major expenses- ex) window/roof (4k)- Medium- new kitchen, bath, landscaping, ($20 per sq foot) plus major expenses- Heavy- Everything- ($25-30 per sq foot)I am looking at a house that has to be gutted to the studs, re-wired and prolly new plumming.

Bathrooms, windows, doors, kitchens, paint, landscape, etc.

Worry less about fancy landscaping if it’s going to be a rental property.

I had $30k in reserves a few months ago saving for house #6 and now currently at I’m at $13k after a rash of expenses on my 5 houses including turnover, HVAC, roof, landscaping, etc. 

We did a total cosmetic rehab on this property, as well as the typical landscaping/cleanup.

My office and equipment yard (I own a landscape design/build company, 31 yrs) is downstairs. 

We did a total cosmetic rehab on this property, as well as the typical landscaping/cleanup.