After taking sometime to understand the real estate investing landscape, I feel confident in starting out at looking for multifamily properties that I can house hack or use the BRRRR strategy to accelerate my growth in the business.

-HOA fees are $160/month which covers everything exterior of the home (landscaping, insurance, etc).Goals-I completely understand that it won't cash flow, but my brother is pretty much a 2-4 year guaranteed renter of 1 room.

I've been taking down wallpaper, repainting, doing some landscaping, refinished all the floors after taking up the rugs and have the plan to update both kitchens and my bath.

So we are actually in need of 2 leases, i want one for the SFR that covers specific items like the tenants responsibility to maintain the landscaping, and one for the Townhome that covers things like "abide by the HOA rules or you are violating the lease". these are relatively minor differences but very important. so my question is........should i look to buy the package from BP and go to a lawyer to tweak that lease?

I have made many changes to the exterior (new roof, paint and landscape).

Landscaping can be done for a couple hundred bucks and can really help with tenants and bank appraisals

If you don't know how to make home repairs or care for landscape or "have a guy" you will have constant headaches and money issues. 

That is the building(s) and the landscaping. 

I meant 10$ a sq ft for low end rehab versus 45$ rehab costs for high end cabinets, fixtures, apllliances, landscaping etc.

Plenty of people still use window units, we sold a 1950 3/2 Cape in five days for full asking price and the buyers made a big fuss about the landscaping and never even questioned the fact that it did not have central air (it also had no bathtub, only a walk in shower unit!)