Within 6 months rates went above the 1% hike we took.My advice is to review your investments and trim low performers.  

They don't trim by the sidewalks, shrubs overgrown.

Has anyone used HD for these items?  I bought windows from them b/c they had the best price but not sure if they're a better-price, easy-to-schedule supplier of these items.

Next day spray ceilings flat white, spray trim gloss white. 

Maybe some mulch and low growing plantings in front to clean it up and minimize trimming in that area.

I made that mistake last week, met with a very large paint contractor about painting an entire house, doors, trim, basement.

This bring my ROI to 9%After the initial renovations, I can increase rent to $1,300 per month.Tax benefits (depreciation is around $3,000 per year on low end)good neighbor, good school, 10 mins away from where I livePurchase Price = $250,000Down payment = $62,500 (25%) / Closing Cost = $17,500 / Initial Renovation Cost = $20,000Out of Pocket = $100,000Loan = $187,500 / Intrest Rate 3%Monthly Expenses:Principal & Intrest = 790.51Home Insurance = $100Taxes = $428.33Water / Sewage Bill (Owner) = $100Maintenace / Repaires  = $200Vacancy Rate = $161.88 (10%)Total Monthly Expense = $1,780.72Monthly Rent IncomeUnit 1 = $1,100Unit 2 = $1,100Total Monthly Rent Income = $2,200 Initial Renovation Cost = $20,000Roof:Needs a New RoofFix/add gutterAtticMoldBasementWater in basement (either gutter issue or need french drainage system)MoldTermitesneeds new Electrical Panelrepair Sump Pumpsneeds a new 1 FurnacesOther small stuff:Leaking 2 sinksall Windows trims are badneeds 3 light Fixturesneeds all Light covers for plugsneed to repair 2 small Wall holesinside can use new Paint on some parts2 missing sliding, needs cleaning

If you are trying to trim costs (really the only excuse other than no licensed and bonded contractors being available right when you want), this is not the way to do it because you open yourself up to much more liability.

Again hindsight is 20/20 and I know what I need to do going forward with regards to putting everything into proposed fixes.My question to you all is, I want to do the right thing, but tree trimming was not in my plans and she wants at least two of the trees trimmed before there’s more damage to her property.

It's not unreasonable to ask the tenant to keep a small amount of beds, shrubs, etc in generally good order (weed free, trimmed, etc).Putting it in the lease allows you to charge them for the landscaper if they don't do it.