When I moved into my new house, I ran a sprinkler system every couple hours on the whole lawn for weeks and my bill wasn't even that high.

Put up a For Sale sign out in the lawn.

. @ 4% (30% of rent)Even if you want to cash flow just $150 a door, that would be 20% of rent, leaving 40% of rent for everything else (100%-10%-30%-20%=40%)40% of $800 or $320, is then what needs to be left at a minimum for monthly 1) property tax, 2) insurance, 3) vacancy, 4) maintenance, 5) capex, 6) tenant replacement, 7) tenant renewal and 8) lawn maintenance costs. $320 for all these categories just doesn't seem feasible on a monthly basis.Therefore, I think it's safe to say that it's either your cash flow that declines (e.g., <$100/mo.) or you hope there's months with little to no 3) vacancy, 4) maintenance, 5) capex, 6) tenant replacement, and 7) tenant renewal costs, which would be foolish.

. @ 4% (30% of rent)Even if you want to cash flow just $150 a door, that would be 20% of rent, leaving 40% of rent for everything else (100%-10%-30%-20%=40%)40% of $800 or $320, is then what needs to be left at a minimum for monthly 1) property tax, 2) insurance, 3) vacancy, 4) maintenance, 5) capex, 6) tenant replacement, 7) tenant renewal and 8) lawn maintenance costs. $320 for all these categories just doesn't seem feasible on a monthly basis.Therefore, I think it's safe to say that it's either your cash flow that declines (e.g., <$100/mo.) or you hope there's months with little to no 3) vacancy, 4) maintenance, 5) capex, 6) tenant replacement, and 7) tenant renewal costs, which would be foolish.

Fire, Foundation, Plumbing & Sewer, Appliances, Lawn, etc...

Fire, Foundation, Plumbing & Sewer, Appliances, Lawn, etc...

I mean changing furnace filters, water filters, yard/lawn maintenance etc.

.- Even buying houses in HOAs can be h***, re lawn mowing, house maint, painting your colors, tenant leaves camper parked in drive getting you HOA fines....In short;  what out for HOAs, avoid is a good business model.  ...

You do not have the right features at your price point (appliance type, utilities included, lawn care, etc)Take a look at zillow of everything for rent in the area that competes with your property and then look at it without bias.

.- Dont pay someone for lawn unless you really feel the $50 is worth it.