Here are the numbers I am seeing though on a monthly basisIncome $1400Debt service (assuming $0 down) $618Taxes $250Vacancy  $117 Lawn care $50Misc $84 (I am not sure what misc is referring to but ill leave it on there for you.)Cap X $114Management $114Maintenance $114insurance $114Monthly GOI = $1400Monthly expenses= $1689Monthly cash flow= $(289)Feel free to adjust these numbers and repost if I missed something or was higher or lower than what you believe it would be for this particular property. 

They have been popular for 20 years now, and are still the number one choice.How about grass lawns?  

In addition, we bring our pressure washer and lawn tools, plan on pressure washing siding & treating/repairing decks and fences, painting outside doors & trim, cleaning dryer vents, re-caulk around tubs, etc., all the things that tenants never mention as it doesn't affect their lives but will cost us a lot if the PM does it and even more in the long run if it's neglected.    

He made stops but never cut a lawn .  

Let's say you waited until after the tenant moved in to take care of that tree and their car is parked in the drive way or in front of the house, or has toys on the lawn, whatever, and a limb, whether big or small,  falls on their property, bingo you've got a lawsuit.Tenants may say they had to move due to you doing the repair because of the smell or the dust going on or the inconvenience.

However, how do you do that in a way that you are not having to pay someone all the time to try to maintain your lawn............ and the answer is...........

The tenant agrees to take care of the lawn himself but doesn't know where to store the lawn mower.

As for construction we used different company for different parts and I am more than happy to give you those names and reasons in a message.Do you both think painting the house is the better way to go or new lawn.

However, we are forced to lower our water useage by 40%, and that means we don't water lawns anymore and things are pretty crispy and unattractive.

Actual ExpensesWater$75.00Trash$60.00Heat/Gas$361.00Sewer$60.00Insurance$150.00Snow/Lawn$100.00Taxes$200.00 Estimated Expenses Vacancy$210.00Management$200.00Maint$210.00CapEx$210.00Total Expenses$1,836.00Rents$2,100.00Monthly Cash$264.00Yearly$3,168.00You may have noticed that there is no figure for financing or mortgage expenses.