One thing that I do see as a big plus is the grand parkway goes right through the area which gives anyone near by access to the nicer areas in North Houston.

I can barely do a kitchen myself for $8 grand.

I guess my thought now is that the $20k difference in the grand scheme isn't really that big of a spread across 10+ years I plan to hold this property. 

They installed the wrong part to begin with and then didn't install it correctly so it leaks and had no problem billing me for almost a grand.

@Mike Griffin in the grand scheme of things, real estate and stocks are actually not the safest investments. 

Account Closed I have heard that Grand Rapids is a great place to invest do you know of any good property management and/or turnkey companies there?

I don't think it would necessarily add value to spend a few grand on sprinklers and sod when nobody else on the street has done so, but it'll stand out like crazy if you DON'T and the neighbors do.

I've known Real Estate agents to manage the entire flip process and contractors for a few grand.

. $1400 is a drop in the bucket in the grand scheme.

Unfortunately, I told my grand plans to an investor, who was also a property manager out there, of my long-term plans.