I don't like mixing the two - it can get messy if he stops mowing due to mechanical or health issues, etc.

This cycle creates an absolute mess. I

There are too many ways that owning a house with an ex can get messy.

Cap-ex was needed for:* Original 1960s kitchen, appliances out of order* Original 1960s Pepto Bismol colored tiles in the bathroom* Tobacco and marijuana stains/odor in every room* Stained carpet covering damaged hardwood* Broken side door from forced entry by police* Zero recessed lighting with 3 layers of blinds on every window* Lots of trash in the basement both on the floor and mounted to the joists overheadCheck out the Zillow listing at: https://www.zillow.com/homes/119-Jasper-Pl-Alexandria,-VA-22...What made you interested in investing in this type of deal?

The biggest mistake new investors make is to walk a property, maybe explain in general terms what they want and then let the contractor come up with the SoW.For a bedroom this could be:- replace carpet- repair closet dooror- remove carpet- remove curtains, nails and screws- replace closet doors, entry door SKU#- replace window SKU#- refinish hardwood floors 144 sqft, clear/oil-based- prep and paint all woodwork- patch walls, texture, paint walls eggshell white clay, ceiling flat white- replace light fixture SKU#, replace lightswitch w decora/white, replace 3 outlets&covers- install blinds SKU#Obviously, the cost would be quite different.

Updated backyard with artificial turf, painted entire exterior of home, replaced carpet with vinyl planks.

Thanks. because existing is super messy and lower returns for general contractors and HIC, I'd recommend looking at new construction too. start to finish 120 days right now on 1-3 family is what our market is going for high volume spec homes that have been built before. 

and there's cleaning, carpet, painting, patching.

It's something that'll be a one-time cost and set you up for the future.Unless you get tenants to agree to split utility and water bills separately (50/50), this can get messy, there's not many options.

It's a messy niche, working with some investors buying duplexes, some buying portfolios of duplexes, and others looking for small MF 12-24 units.