Remember that every property is different, (example owner pays water, sewer, garbage, landscaping, heating vs. tenant pays all those expenses; this can make a huge difference) so your best bet is to nail down as close as possible each line item in the expense column. 

I also do other bills at the same time, such as landscaper, utilities on my duplex, etc.  

One of my tenants likes doing small improvements as well (bathroom vanity, flooring, landscaping etc.).

I live rent free for now in a landscaping shop my family owns. 

Time management is one of my core beliefs that has changed the landscape of how many deals get done. 

The exterior appears to be in decent shape other than some landscaping that needs sprucing. 

The bad: Needs updated baths, kitchens, refinished floors, paint, deck and landscaping at a minimum, basement is gross. 

You might get a break if you don't need the stump ground down (and can landscape around it or something.Then I would actually look at (again back to bids) getting a new concrete driveway.

I actually had a listing in Laguna Beach that was a completed flip with everything done inside and out, down to the studs, with exterior painting and landscaping, listed in the high $800K's. 

While this seems like a huge advantage, typical residential construction consists of tile roofs, stucco siding, concrete block fences, metal doors and windows, slab foundations and desert landscaping (rock), which do not require much maintenance.