Now I own a landscaping company and am a real estate agent, much better.  

Are things like monthly/quarterly pest control, or weekly / bi-weekly landscaping paid from R&M, or are they separate line items in your budgets?

I know I'll have to pay for things like trash and landscaping, and I would like to probably increase the insurance coverage a little which will further add to the expenses.

Dawn - we contracted out the majority of the work (painting, floors, landscaping, tile, plumbing, electrical), but my business partner did almost all of the trim work.  

Select a software where you can:-- reconcile your bank accounts including operating  (one software for accounting and management)-- budget, forecast and asset management-- payroll -- pay bills electronically to vendors, owners and tenant deposits (no printing and licking the envelope - savings of $8.00 + a check)-- all your management needsIf you are using excel and other software you are already doing double entry.We like Appfolio, Buildium, Propertyware, Yardi and love QuickBooks. 

AirBnB, VRBO, HomeAway, etc completely changed the landscape of the vacation rental space.  

We've recently decided to start including a price list for items needing repair (not normal wear and tear) or replacement that may be typical during a move out to the extent a vacating tenant does not take care of the issues themselves....lawn/landscaping items, bulb replacement, appliance cleaning, wall repair and repaint, fixture repair, etc.

We ended up doubling that amount in 3 months to finish itWe replaced the roof, A/C, re- piped and re-wired the whole house, took out the deck, changed doors and windows, patched dry walls, installed granite counter top, vinyl flooring, landscaping This is what I learnedRehab cost:  don't underestimate.

If those top sold properties have wood floors, granite counter tops, lush landscaping...then your property's SOW also will have wood floors, granite counter tops and lush landscaping or better.If your former real estate broker changed careers and no longer has her license, than her compensation cannot be tied to the sell of the property, but can only be tied to the SOW. 

New plumbing, electrical, demolition,landscaping,drywall, bathroom rehab toilet,pedestal sink, ceramic floor tile and tub and wall surround were completed by me.