It also gives you a reason to be on the property once in a while - while you're there to meet the gardener. 

Either one can be a problem, where one tenant takes over the yard, and/or they aren't taking care of the yard.With the four-plex, you just hire a gardener, and there should be minimal problems regarding the common areas, compared to a duplex.For what it's worth. 

Many days passed, and the tenant was having a barbecue in the backyard (with the dangerous tree), and a gardener and the PM showed up to trim the tree. 

#D, Garden Grove, CA 92841 CSLB#892310 DOSH#921

On day one I took a garden sprayer and mixed a heavy concentration of commercial bleach and water.

Have to say though, they did me a massive favor as I fired my gardener and evicted a tenant from their conversation.

They even complained on one that the local chipmunks and squirrels had eaten their plants in the garden (complete with photos of chewed plants) - and the remedy they sought for each of these filings was termination of the lease.

I would also agree that hiring out the lawn/garden care and raising the rents is always the best option.

that garage is an eye sore. need to tone that down. do this:add shutters to the front window, match that color with the garage and front door paint. it needs one mature plant, ideally, something with color (blue evergreen garden variety (dwarf size). nice buy. ideally, garage door could be made to look like a wood stain, and shutters match.

My daughter's PM nightmare was that they called everything an emergency, and emptied her account of thousands of dollars without notifying her - until they called her to tell her she needed to put more money in the account.Most will use their own maintenance guys, charge you ridiculous amounts of money for repairs, also charge you to supervise the repairs, charge you to find a tenant, charge you to get rid of the bad tenant they got you, and even charge you to fire them.Just really look over the contract, and negotiate anything you don't like.OR - take some time to find a good handyman or a list of plumbers, electricians, gardeners, etc., and just make those phone calls yourself and save the PM fees.I'm sure you'll hear from investors here who have great managers.