I purchased landscaping bricks to go around the home, put mulch in the flower beds, removed a ton of debris (old roots and stumps) from the flower beds and manicured the yard to perfection.

Some of my costs are photography, pamphlets, sign placement, utility company marking utility for sign placement, placing it on the electronic lockbox system, I usually do a little bit of landscaping..mulch and flowers, depending on the price point of the property I might also need to pay for staging and professional maid service.  

Give her a second notice and hope she pays then a month from now when she doesn’t, give her a third quit or pay notice as well and buy her flowers and say “pretty please “and maybe she will pay part of Mays rent .

Can you compromise by planting flowers and using mulch rather than sod?

Maybe painting, carpet cleaning, new flooring, fountains, flowers, etc. 

@Rajeev Kotyan, Thanks for the input...it's like a beautiful field of flowers planted atop landmines. 

Quote from @Lily You: Hello everyone,We live in WA and are looking to invest our first rental property.

The comparable sales approach can be tough b/c sometimes I can't find comps, especially in Philly where each property and each block is its own unique and special flower.

Now if you felt that this was going to be your last home and you plan to have your ashes scattered in the flower bed when you die, then having that additional long term income stream from an ADU might be a great investment.

@Peace Lily We include clauses in our lease contracts against *any* subletting within rental units.