Who's driving by the properties to see if lawns are maintained? 

Factor in vacancy rates, property management costs, potential repairs, and even things like lawn care.

They expect us to replace lightbulbs, won't change furnace filters and we also have lawn maintenance issues with them.

Use that number as your comparison for what it would cost if you bought a multifamily rental.Second, mortgage rates are higher than they were (and more where they'd normally be, the last ~15 years had them artificially low) and house prices are higher, so don't look at what people did 10 years ago. 

Consider 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.

When you're wearing that boring Broker hat you should take your boys outside and teach them how mowing the lawn works here in Ohio.That will only lead the team to start posting and replying on Greener Pockets so maybe that's not the best idea.

I’m moving out of the house soon and will be living rent-free with my wife at my parents' place in the Bay Area due to some recent life changes.Here’s a breakdown of my situation:Location: Sacramento, CA (4 bed, 2 bath, recently renovated)Current mortgage payment: $3,940/month (including escrow)Mortgage balance: $475,000Current home value: $515,000 - $535,000 (based on comps)Rental estimate: Property management companies are quoting $2,600/month (with fridge/washer/dryer included), but some websites suggest it could go for up to $3,000/month.Planned budget:$540/month for capital expenditures and maintenance$100/month for lawn careTenant to cover utilities (gas, electricity, water)7.5% vacancy rateWe bought the house thinking it would be our forever home, but with our current situation, I’m trying to figure out the best long-term plan.

Overgrown lawn? 

And over the years, pool maintenance, lawn maintenance and other such expenses, just kept going up.I got the rent numbers from looking at comps, and this assumes I have a tenant 100% of the year, which is probably way optimistic.Please let me know what you think.

While it is most common for SFH lawns to be tenant-responsibility, we are offering a weekly mowing service for $100/mo due to being such a large lot, if applicant/tenant so chooses.