I may end up doing kind of a combination, with some xeriscaping in the old beds and then grass in between.

Yes always keep the option and the lease contracts separate never combine them otherwise it will bite you in the butt if you ever go to court.

It's always a combination of location and market.My college rentals are in demand as enrollment increases.My low-income rentals are soft as businesses/government cut back hours and renters move back in with relatives.Unfortunately there's a steady supply of investors bidding up foreclosure prices in prime rental areas, sacrificing cash flow for expected appreciation.Maybe they're geniuses but it's not a bet I'm willing to make.

I have a keysafe for my doorknob, thing is, I can't get the combination in it and make it work.I think I'm following the directions, but must not be.

But then I did not get a chance to get anything done, mainly due to combination of some time constraints, long distance and not having local contacts there.

If they look ok and are serviceable I would install new cabinet hardware and replace the counter top (not granite but something modern and attractive.

In the end it is marketing and combining marketing and press onto other items of present historical significance do have a value.

Question 1) Some people invest for income some invest for long term gains, some for a combination.

Most lenders have a CLTV (combined loan to value) limit.

When you combine to many keywords into the tag field without separating them you're doing yourself no justice.