. $400 a month for utilities, $500 for misc expenses like toiletries, maintenance/repairs, landscaping etc. $150 a month for insurance (this might be low?).

However, annual rents for lease extensions grew by 4%, highlighting renters' preference to renew rather than enter the challenging homeownership market.Looking ahead, the multifamily sector presents a mixed landscape of opportunities and challenges.

We added a fence, landscaping, a deck and a hot tub.

The main issues are: 1. gross revenue has been less than half the projections the PM initially provided and what is on AirDNA, and 2. gross revenue has dropped 30% from last year to this year despite me investing over $125K in improvements (new pool, new fire pit, new landscaping, new dog yard). 

I tried to estimate what a GC might cost in my calculations, but I have an uncle who does roofing and cousins with window installation and landscaping businesses, so I believe I can save some significant costs through their help and guidance. 

Extensions on downspouts 10 ft away from the building, grade the surface to slope away from the foundation at least 6 inches in 4 feet, provide positive surface drainage around the structure, and finally stop irrigating landscaping within 10 ft of the structure.

Put some landscaping in the front etc and give it a better appeal.

You need somebody dedicated to managing the property in your absence that already knows, and keeps up with the ever changing landscape of landlord-tenant laws. 

What most fail to do (which you haven't), is underwrite all the other expenses like property management, landscaping, repairs and maintenance, capital expenditures, etc.

@Colton Kotylo, with the new NAR settlement and the ever-changing landscape of buyer/seller representation, particularly commission fee payout, this should have been crystal clear between you and your agent before she toured homes with you.