After 5 years, I refreshed paint, bought a new washer and dryer and added a new AC unit.

Figure ~15% combined.

$400k is a lot of money to just get TIC and a handshake...I would insist on an LLC with an operating agreement if I was her. 

We purchased the home with a combination of a hard money, and then JV between my company and an investor partner I use for a lot of my deals to fund the purchase.

Right now, we have a combined income of about 200K and can save 3-4K a month.

First, if you felt insulted, I appologize.Second, if you look closely, My comment was not directed to you since I never mentioned you in it...My comment was in general, as in "you" = "anyone".Third, which is a combination of "first" and "second", comments made on these posts are not always directed to a specific person. 

I can find 36x24 and that would help but probably would not solve the problem.Glass BlockI would have to narrow the window as well since I can't find a combination of the available glass block sizes that would work to fill 36". 

Lesson is that RE investing has risks whether investing for cash flow, appreciation, or a combination of both.

@Jasmine HiekeI know pretty well Spring, I lived in both Tomball and Atascocita, just on either side of Spring for a combined 15 years.

No loose ends.This list could change a little bit depending on the type of transaction or things being done differently in the local market, but it should be so combination of these steps.