I would focus on the exterior landscaping and front entry.

Consider you won't be paying water, landscaping/snow, windows, roofs, common areas separately, but they will be in your HOA which you will have to recoup from the tenant.

Qualification for a Portfolio loan would be based on how cash-flowing the property is, so make sure to have a solid idea of gross rents received, along with the expenses for the property (including taxes and insurance, maintenance, landscaping, any landlord-paid utilities, etc.). 

Like I said, they just put 1500 into landscaping on their own.

Rehabbed property cosmetically -- cleaning, painting, new fences, garage doors, lighting, faucets, A/C units, appliances and landscaping.

Would be just paint inside and out and cabinets. 3 Bathroom counters and some landscaping.

:D  Yes, that is daylight you see in the wall.The project you are considering is more difficult than any of my earlier renovation houses, in which we replaced flooring, painted, updated landscaping and possibly replaced kitchen cabinets.  

If your competition is original everything, paint, insulate attic and maybe landscape to attract new tenants and create pride in old tenants.

Hi @Aaron ArnoldThe property looks good and really only needs some light landscaping IMO.It seems like you have things lined up well.

I paid the taxes, insurance, utilities, landscaping, etc.