There are also areas of the country you can bank on appreciation and rent growth even if you do no improvements and the property isn't distressed.

Active investing involves a lot of turnover in your assets, buying and selling many times a year.

No hard money involved.

the house is free and clear, it just needs improvements before I can sell it. if I can get a renovation loan, do I have to pay that back before the home sell or can i pay it after i sell the house??

The situation may be improved by having a loan officer as your advocate - could not find such in my case up here.

The land already has Electric, Water, Gas and a septic tank installed.The city has already blessed off on placing either a Commercial Building or a limit of 2 mobile homes on the property.In 2016 the Tax Estimate was valued at $24,000 due to improvements the renter has made to the property.I have a current renter who has been using the property for over 3 years wanting to buy the property and willing to sign a contract for $22,500 @ 10% for 12 years.

So much improvement and growth.

I look at my county’s land records which gives a total value (land+improvements). 

We are just starting to get involved in these court house step auctions. 

Improvements have been completed to the foundation and it appears to be stable at this time.