Investment info:Single family residence, fix an flipPurchase price: 250,000Cash to be invested $50kEstimated home value: $400krepair costs: $50kState of home: Has several upgrades already like roof, cabinets and others , but it has not been kept up and the owner is being forced to leave.What made you interested in investing in this type of deal?

Dallas duplex market vs. your budgetDuplexes in Dallas proper often run higher than $400k, especially in hot submarkets (East Dallas, Bishop Arts, etc.).But if you look just outside (Garland, Mesquite, Arlington, parts of Irving), you can still find duplexes closer to that price point.Most will not be “fully turnkey” at $400k — which actually works in your favor since you’re planning light cosmetic upgrades.2.

What upgrades will help your property stand out to potential tenants?

Also the percentages are good but the dollars are what counts and a new roof, deck, subfloor, refer, AC unit, furnace, frozen pipes, infestation, broken water or sewer line, delinquent tenant, etc and it all goes sideways and you are upside down.Those homes are nice but older... 

Neutral palettes, durable finishes, and a few standout features (statement light, tiled niche, upgraded hardware) to photograph well.Pricing & launchPrice at or slightly below the comp trend to spark day-1 traffic.Professional photos + video + floor plan are non-negotiable.Go live Thursday morning; host strong opening weekend events.Targeted incentivesOffer closing cost credits or rate buydowns via preferred lenders rather than large list-price cuts.Pre-list inspection + repair report on the counter to build trust and reduce renegotiations.Fallback exitsPre-approve a wholetail path (light cleanup, then MLS as-is) if construction risk rises.Keep a BRRRR option: refinance to a DSCR rental if DOM stretches and cash flow pencils.Lease-option or corporate housing as temporary monetization if needed.

Getting comps from property management companies or agents was accurate - they consider the condition of the property and if it has upgrades. 

Marks on the wooden fence.I have boarded the window and had a flood remediation come out (cut out carpets, removed broken glass and baseboard, put in a fan and dehumidifier).

Bosch/Miele/LG models (I have one in one of my units) and potentially add leak sensor pan to avoid ceiling waterfalls, and rough-in every unit now while walls are open so you can add-in upgrades later.I think I have found a way to put standard washer and dryers in the unit. 

Maintaining and upgrading roads in a park is not optional, but because I didn’t yet understand what makes a good mobile home park, I ignored it completely.Looking back, this deal wasn’t just a potential money pit — it was the kind of deal that could have set me back years.

The property you should focus on is one that needs improvements and upgrades but is still good enough to pass a VA appraisal inspection.