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).

This has been simple, and I keep an electronic log of when she pays; I'm just trying to find the best way to make it show on her credit report.

@Joe Garramone Have you thought about using Electronic locks on your properties?

I probably have a lease saved electronically.

A glut of new apartments washing over the city has quickly turned the tables as vacancy rates hit their highest levels since the recession, led by downtown Seattle, where one-fourth of all apartments are now sitting empty.Landlords who are increasingly hard-pressed to fill their open apartments are offering deals like a free month’s rent, lucrative gift cards and even free electronics."

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.