I agree with one of the comments about lowering internal house temperature via appliances, lights, and shades.

Here is a quick high level summary of things you need to consider before you close the land.Check with the city or county to determine what is required for all approvals including site plan and building permits, proffers, water/sewer tap fees, bonding requirements, inspections and CO process and time frame for all approvals.You also need to check with the utility companies and get an idea of availability and cost estimates from them for water, sewer, power, gas, cable, installation and connection requirements, tap fees, hookup charges, transformer location and relocation, power line and power pole relocation issues.Check to see if you have to install any manholes, fire hydrants, curb, gutter, sidewalks, street signs, street lighting any specific street design or access requirements,.Check DOT requirements for access, stop lights and permits, traffic studiesDWQ requirements for permits, permit fees, time framesThis is a broad overview of the process and your civil engineer can handle all of this but it's good for you to know exactly what's required.

Business plan includes cosmetic renovations including counters, paint, lighting, etc.

@Sam Renaud Little light on expenses.

Hi Brent,Trying to figure out a strategy for this yourself will be a hard road.If you make a mistake, the other sides attorney can rip your protection open, or make it very expensive for you.It's best to talk with a Real Estate Asset Protection Attorney who handles California residents (if you're in Calif.).Or else you could find yourself on a slippery slope covered with sweet light crude when you need the most protection.Good Luck!

I would recommend this: Don't start with the ideal purchase price in mind as your priority when looking in a particular market (like OKC, Tulsa, or Wichita), but rather start with the type of asset (location, tenant type, investment strategy (i.e. appreciation, cash flow, or blended) and then ask, "in light of my strategy and my budget constraint, where is the best location in this market to accomplish those?

Start at the top and lightly tap the bricks the mortar is not as strong as you would think.3.

Check with the city or county to determine what is required for all approvals and the time frame, Ask if you have to install curb, gutter, sidewalks, street signs, street lighting or any other special requirements.Are there any specific street design requirements, DOT requirements, permits or traffic studies.DWQ, Army Corp or any other environmental requirements or permits.General permit fees, proffers, water/sewer tap fees and the process of setting taps and connecting.

I would just sand and repaint the cabinets to a light gray if that is not your style then stair a mahogany color.

As well as adding new light fixture points instead of having lights on the wall.