Needs some landscaping done in the back yard and that's it.

Everywhere I lived in urban philly had zero garage, and basically zero yard. 

Spring Summer is good before school starts, but probably no need to wait.Get the yard in shape...NOW.   

I mean did they just use the yard for a couple family picnics?

740k, 2000tax, 2400 Hoa, ~3500 insurance we’d need to furnish the house and do additions to the back yard, I’d say 30k more.

Your success as an investor benefits us too - because happy investors buy more properties :)-We collect monthly service fees from the tenants to cover external yard care - including lawn, gutters etc. 

There is a 3 foot drop from my yard down to the hookup.

Most commercial yards put a time limit on your rental anyway in order to be able to serve other customers. 

This amounts to lost opportunity because if you had purchased RE, at the closing it can start producing return. 5) ADUs detract from the existing structure whether this is privacy, a garage, or just yard space. 6) this is related to number 1, but there are many more buyers looking to purchase homes for their family than there are RE investors looking to purchase small unit count properties.

How specific can you get in your lease when it comes to tenants responsibility for repairs of things to the house related to negligence, ie flushing sanitary products down toilets, appliances, hoa fines related to negligence of caring for the yard or following hoa rules etc?