Then, the rehab cost was 78K where I used 53K from the rehab loan money plus 25K from my pocket. and now for the refinancing I got a loan for 217.5 K (which is the 75% of the appraisal value *I looked everywhere to get an 80% but no luck there*) and checking on the document I actually paid 8K on that closing.3) the property is rented for 1.7K tenants pay all the services + lawn care + snow removal4) My monthly payments that include PITI is $1,139. and that is for the refinance mortgage which is a 30y fixed at %3.625***on side note this numbers are rounded up to make easier the math and so I can understand better :)thank you for helping me

In addition to spending tourist dollars, I pay folks to mow lawns, clean yards, clean up the houses on turnover, shovel snow off sidewalks, paint, replace flooring, etc.  

For example, some property management companies will charge a higher percentage if they're handling renovation projects, lawn care/snow removal management, evictions, etc.You can get on the cheaper end, even as low as 6-7% if you just want the basics which include putting a tenant in place, leasing, maintenance services, annual reporting for taxes, etc. but will not cover renovation projects or lawn care/snow removal management.

Buying a house in the winter leaves your lawn a mystery.2.

If they are a good tenant otherwise, maybe offer that you will get the lawn back to a manageable condition via lawn care service, then he can continue to maintain it for the $50/mo discount, or if he doesn't want to do it, he can just pay the normal lease amount.

We bought in 2016, PITI - $2350/month on a 30 year loan + HOA $110/month (gate and lawn care).

Took extra attention when writing my lease agreement and reviewing applications to find renters that behave like homeowners (require them to mow their own lawn to avoid lawn care expenses, all utilities except for sewer/trash are tenant responsibility) which has paid dividends in reducing headaches and keeping time spent on management to a minimum.

That being said I'm highly supportive on affordable housing through the permitting of more units for supply to meet demand, rather than through artificial rent controls.

The main entrance to this long term project will be right next to my front lawn.

Another thing to look for is are utilities split and also factor in lawn care and snow.