And what difference does it make if you use a garden hose or if you use the washer hose from the back of the washer machine?

The last expensive turn I had (tenant left it a huge mess and smoked inside etc), I used a painter, a landscaper, a plumber, a cabinet counter refinisher, cleaners. 

Shout out to my realtor Shaine Cobb with better homes and gardens for patiently helping me through the process.

UPDATE: We ended up closing around 8wks instead of their requested 2wk, due to one of the 2 owners/sellers' power of attorney papers being from while he was on vacation overseas.Only the front door keys were given, so we had to change the back door locks/keys.2 weeks after closing, various agent were still walking around and into the property's rear where we were gardening, and showing us on their phones that the property was still listed for sale and 'Active' on c21.com by Agent-owner's listing broker.Was wondering why they never updated it still yet - not pending, not in contract, not even sold after the sale til i complained to the broker people were walking in to inspect.Wonder if there are fines for not updating listing status, and who imposes them - MLS, CalBRE, or?

This protects you in case the tenant leaves a garden hose on and runs the bill up to $300.

Look around on BP and you'll find that MFR buyers will have their own formulas for set-asides.Typical costs are vacancy, advertising, CAPEX, landscaping, trash, any shared utilities, water & sewer, CAM, HOA fees.Look at the BP Calculator too: https://www.biggerpockets.com/buy-and-hold-calcula...

@John Cassel I would also do some minor landscaping, usually cheap to do and can make a property look amazing.

Rehabbed landscape.

Work I did myself: Installed new ceramic tile in the kitchen, basement, and bathrooms; painted; installed new kitchen appliances; installed new garage door; installed new screen door; updated landscaping; replaced water heater; updated bathrooms; added kitchen cabinets.

When we use a landscaping service, they haul away the yard debris.