The in-place plumbing will overkill, so if over time you lock and shut down a couple bathrooms (so you have less to maintain), whatever. 

Agree with the others that tenants are responsible for maintaining the lawn and landscaping.

Making around 70k a year + realized gains from a stock market portfolio around 18k YTD.

If you prefer to maintain liquidity and have the potential to handle multiple projects, HML might be the way to go. 

I'm just about to close on my first four-unit, which is probably typical of what is available in Maine, in this type of neighborhood, at this price point - which is old housing stock, tons of deferred/poorly done maintenance, and relatively high labor/construction costs. 

We also are considering continuing to contribute to the stock portfolios and open a line of credit when it makes sense.

However, installation costs and procedures may vary, so it's worth getting quotes from both if you're not doing the work yourself.As a hard money lender specializing in fix and flip deals, I've seen successful investors use a mix of these sources to optimize their budgets while maintaining quality.

I still underestimate how much it will cost to maintain my properties.

Years ago, I bought into the Motley Fool stock advisory service only to get worse returns than I had been doing on my own (not that mine were great.)

I purchased a well-maintained single-family home in a growing suburban community.