The house is usually extremely dirty after one year - with the same air filter installed -(after I show them how to change it at the lease signing, and it is spelled out to change four times per year), weeds in the yard ( too hard to pull them out as they become big I assume), many times- cars parked half on the grass ( we always have two car driveways and garages - and it is spelled out in the lease not to do this), etc.

After 9 years, the FED raised the rates on Dec 2015.

I don't want to ask for a copy of workers comp policy and spend time reviewing and scruitinizing it every time I have work or services provided by a small contractor.At one of my traditional rentals I actually have the kid next door cut the grass.

Grass looked healthy enough.I've never raised or lowered his rent the entire time.  

Yard work should be a minimum, because I am replacing the grass with groundcover perennials.

The rate will typically only go higher than the fixed rate after several interest rate hikes by the Fed.

You're going to need to make that thing look brand new, and how much money you need to put into it will determine whether you leave it and rehab it or you rip it out and plant grass or fill it in. 

After Fed 30%, Local utility company huge rebate personally I paid less than $4K from my pocket for $23K+ installation and my ROI was 1.5 years!

My wholesale team and I have been on a role in the OC and LA area, all of our investors are fed at the moment and there are still deals coming in.  

You would be betting that the lower bound of the Fed's target fed funds is 1.5% or higher (currently .25%).