I have about $250K in equity and the rent is a wash compared to my obligation. 

I could do four walk-in closets in a day, easy, with the time while I'm waiting for the coats to dry occupied by all the other tasks around the place, even with having to wash down parts of walls and scrub the baseboards, and painting ceiling and trim both. 

I don't think my strategy was to be my own gentrification machine; more important to me was that I bought houses in the geographic area I thought had the best long-term outlook, combined with ease of self-management and homes that fit my preferred tenant base.

I'm so glad to wash my hands with the program, seriously, it's NOT a warm and fuzzy story.   

-opened up the floor plan by removing a few non-load bearing walls-painted entire home-new can lights-new appliances for renters downstairs-scraped popcorn ceilings-new LVP flooring up and down stairs-new base and door casing-few exterior adjustments like small decks and cleaning up yard-added accents like shiplap wall and white-washed brick fireplaceThe basement rents at $850 /month and we rent a room upstairs to a friend for $300 /month.

Or would that just be a wash after writing off the lawn care from the profit of the rentals, but adding profit in the same amount to a different entity?

When I was running a landscaping company / Tree Service / power washing / handyman service.

Power wash/ replace/replace siding, vents, window screens, etc.16.

@Pedro Machin If it is in FL, the Property Appraiser site has the land/building values shown. 

Invest once you have your machine working.