Once the tenant was out I had to wait two more days with their crap on the lawn before I could trash it and begin rehab.

I ONCE let a tenant negotiate lower rent for providing lawn care.

They can be handy for tracking lawn mowing and snow removal and provide footage in a slip and fall. 

The few items I see that you (maybe) missed were capital expenditures (CapEx), Lawn/Snow care expenses, and $1,500 for maintenance might be kind of lite if the property is older/not updated.  

I'm hoping the fees take care of lawn maintenance and snow removal but that could be an additional expense. 

Also don’t forget lawn care/snow removal. 

You need actual figures for insurance, taxes, lawn care, snow removal, maintenance, CapEx. 

Have you talked to a local insurance agent.If you're going to get "$750 all bills paid" for each room, why aren't you including electric, gas, water/sewer, lawn care, and cable/internet in your expenses?

I'm not a PRO member, so I can't post the deal analysis, but here are the details:$350k purchase price$2500 in deferred maintenance I'd address nowClosing costs $42007% capex7% maintenance5% vacancy11% property management (actually 8%, but after all the tenant placement fees, assuming 3 new renters each year, I assume closer to 10-11%)Misc expense ~125 - lawn care and snow?

Lawn care and/or snow removal?