Is the old adage that landscaping doesn't get any ROI in a middle-class market still true?

As many of you know, this could significantly change the investment landscape by allowing immediate expensing of eligible property costs.Of course, the devil is in the details.

1) I’d remove all items under $100 and the landscaping/vegetation items.

One thing the co-host will do is give you insight on what to do to get the property up to par for listings it like you said landscape etc. 

I'd love to utilize their expertise when assessing a property since they are local but I'm not sure what the general expectation is when I don't have a tangible property and I have not entered into contract to work with them yet.Some questions I have are: local regulations/permitting timeline, property's potential from their perspective, landscaping/amenities cost estimate (they also help facilitate this).

Start small with simple rehab projects like painting or landscaping to boost value without overextending.

This is typically parking, detention pond and landscaping.

Fences, basic landscaping, tree removal can put some nice padding into your margins as well. 

The numbers seem promising on paper, but I’m hoping to gather insights from locals or experienced investors who know the area well before moving forward.One thing that has caught my attention is the rental landscape.

I was just the RE Broker on the townhouse project had nothing to do with the deal between the investor and the developer ( they had 4 or 5 other deals going at the time) But on this one the Investor sued and he sued ALL of us.. including most of the subs that worked on the project the developers staff  Myself  The guy who put the pilings in for the Peir in the lake the landscapers the janitorial folks I mean everyone..