[ramman434]

Nothing like having my yard checked by a professional (close friend of the family) to see about weed treatment and soil nutrients, to have them let you know that the yard is 80-90% weeds (thanks to no upkeep for 20 years by previous 3 owners). He told us he could start, but it would take 2-3 years to get going, so we'd have a brown yard during that time.
Other fun fact is that we have no working irrigation for at least 20 years (thanks again previous owners). My wife and I are near the beach and plan to rent out the house in a couple years to by a bigger home, for a hopefully growing family.

We're trying to decide if it's worth my brother-in-laws and I ripping out everything, digging/installing new irrigation, and then re-sodding the entire yard. It would end up costing almost the same as having treatments for 2-3 yrs. To make it work, we'd have to re-do the irrigation either way.