My landscaper refused to continue working with it as a lawn planted on it would just die come fall/winter in NW Washington’s heavy rains.

I have gotten complaints that the police are always at the trailer and trash is scattered all over the lawn.

Regarding maintenance, lease only mentioned that tenants are responsible for the following:-All electrical systems and fixtures repairs when those are necessitated by the fault or negligence of the tenants-All doors, windows and frame repair -Protection against insect and pest-Structural repairs from tenants fault-Routine HVAC maintenance and repair-Lawn.

It's like when you plug in a property on BP calc and you forget the lawn care.

@Bill S. makes some great points -- if it was just about the numbers then we'd all invest in artificial intelligence and analytics and have a bot decide what properties to buy.My thought: I don't think anyone has mentioned it, but you can increase CoC by investing in the property.

Think of all the things that could go wrong and see if the lease addresses them: unauthorized pets or tenants, early termination, security deposit, lease violations, late rent, eviction, lawn maintenance, parking, etc.5.

You will also want to understand common area maintenance, especially if you are targeting 3 units or more (lawn care, snow removal, cleaning and upkeep of common areas, etc) and understand the parking situation.

Think of all the things that could go wrong and see if the lease addresses them: unauthorized pets or tenants, early termination, security deposit, lease violations, late rent, eviction, lawn maintenance, parking, etc.5.

So if you have money, or a good paying job, and want a place on the best lake, but don’t want to shovel snow, mow the lawn, or put the docks in and out, this is your ideal location.  

Here's the per month numbers I'm looking at with an FHA Loan for 30 years & 3.5% down payment at 4.85% interest:Expenses:Taxes: $391.67Homeowners Insurance: $66.67PMI: $150Vacancy (5%): $120Repairs (5%): $120CapEx (8%): $192Property Management (10%): $240Mortgage: $1,219(Tenants would pay for utilities)And... like, this isn't even accounting for Lawn care or Snow removal...Total Expenses: 2,499.33NOI = $2,400 - $1,280.33 = $1,119.67Cap Rate = $1,119.67 / $210,000 = 0.533%Also, for the 1%, 2%, or 3% rule this comes in at 1.143% = $2,400 / $210,000So, this is being generous, really. $210k is on the lower side and I'm assuming I'll take care of the lawn/snow.I'm most confused at how this can really change in any one direction to make it meet the 8% cap rate or the 2% or 3% rule... like the only way I can see it meeting those is by jacking up rent or getting the house for free by a family member.