I used to do landscaping and junk hauling for free for the neighboring houses when I was employed by some flippers doing renovations.

This  would allow me to pay down an additional $40,000 of debt, leaving more funds from the cash out refi for rehabbing a non-income-producing garden unit in another building that I have sitting there.

It's not possible to answer the question without defining the scope of what you want...a swim spa style system craned in over the roof could be a couple weeks if it's in stock and can be delivered ASAP...then you just complete decking and landscape and it's finished.

If there is one, does the HOA cover exterior maintenance and landscaping?.

I had been thinking about moving into it for 18 months (avoiding capital gains) - and selling my other home, anyway - while I finished up landscaping and such.The market where I live is schizophrenic (prices are all over the map) - and I'm not impressed with the small pool of realtors that work in up here (northern (like two minutes from Canada) New York) .

Even a nice city like Corona has the Home Gardens are, which is a lot like SB, in it.I would not cross SB off, I would just be very careful when considering a property there to see if it fits your requirements as a whole.

I've been involved in several areas of residential contracting, and have owned businesses such as remodeling, paint contracting, and landscaping.

I then subtract an assumed $20K for repairs (paint, carpet, seller's lies about repair costs, landscaping, etc.).  

So this property needs some work (cosmetic, paint, updated fixtures, landscape, hip styling) and I can get a loan for it and pay for the rehab expenses out of pocket.

I ran some comps and the price is in the ballpark The house needs some TLC (paint, landscaping, carpet) there are no major problems that I can see.