I use a simple spreadsheet when I'm rehabbing a unit, and paying for capital expenditures or other repairs, and that works for me, but a regular maintenance scheduling program (they may already have one) sounds useful - when filters need changing, when to call the mowing crew to start and stop for the year, landscapers, gutter cleaners, etc.

•What was the price you paid for the house vs. what you sold it for / bought duplex for 270 sold for 375•How long did you live in the house / owned for 8 years •Did you make any capital improvements / put in a lot of upgrades on both sides most due to repairs , no huge additions , massive amounts of landscaping and dirt work, which I know are not capital improvements - so no

Short sale to an investor who can generate a nice ROI before it's done in 26 years4. 4-5 other investors who want to share the unit and these expenses for the next 26 years.Expenses:Mortgage: $1600HOA: $450 per mo- includes exterior landscaping and lighting, maintenance for 3 pools/spas, tennis courts, security gates, private streets, sidewalks)Land Lease: $170 per moThe HOA (Waverly Park) recently passed a ruling for no vacation rentals under 30 days, however, my attorney suggests that should only apply to new owners and not me as that was not the rule when I purchased.

Each city has their own criteria as to setbacks required for various things (landscaping, sidewalks, driveways, lot coverage, etc.)  

Kelly Moffat I would read a few books to learn the landscape but then take a hard look at your time-money-knowledge you have and pick the best strategy and zero in on it.

They are in an HOA for the common good of a rental property to maintain exterior integrity and protect against a slum lord driving down values through lack of maintenance of the rules of a community or the repairs and landscaping needed to attract great tenants.  

Since then, I have used a websites, Yelp (OK not perfect) and Nextdoor.com to find handymen, cleaners, landscapers, etc....

Is this a reasonable assessment of the Birmingham metro RE investment landscape?  

I would factor in other expenses as well such as water, landscaping, maintenance, vacancy, and capex.

I also need a landscaper.