PM fee, and i would hire a property manager for college rentals. you are looking at about 10% so another 150 / month. so your cash is now 350 - 550. that's the only problem with condos, the HOA fee's, they usually eat up some of your profit. you would have had to hire landscaper and garbage removal, but it wouldn't cost you the same 260, probably 150. what about taxes ?

New roofs have been done, sidewalks, landscaping, etc. with more improvements to come.  

The landscaping and bushes were not trimmed as we gave to them when they moved in.

However, I lived in a previous rental where the landlord paid half of the bill each month to ensure the landscaping was properly maintained (we simply told them what we paid each month and they reimbursed us half).There are a lot of ways to do it. 

Don't discount how important boots on the ground are to truly understand your target area(s), build your teams, and become familiar with the landscape.

KCMO: Alpine Property Management, associated with McProperties (found some negative reviews, but they seem like small problems)Jacksonville: Jacksonville Rentals LLC (literally couldn't find anything on this company, they don't even have a Facebook page)Any input would be greatly appreciated, thanks again for all your help!

For non-essential requests from tenants I value, I generally offer to split the costs with them if the request isn't unreasonable.Better landscaping?

Joe Rinella Have you accounted for landscape and snow removal?

You shouldn't buy the most expensive finishes or spend too much on landscaping.  

You tilled and wheel barrowed all that dirt in 5 hours ............at your age . ( I am 53)I start chuckling and said there were no "guys" just me and walked him around back and he saw the tractor ,  Hell no , I like big toys .Then he tells me he was getting prices from landscapers in the $ 3000 dollar range and they told him it was a 3 or 4 day job.