Where I live the pool and landscaping will run me about $130k.

Surely there is some expense for the landscaping water that is not covered by the residents. - Of course, this assumes you are managing the property with free labor. 

I've been telling my new PM for several years now that I was willing to put money into fixing things up, give the tenants a stipend for painting or gardening or anything they wanted to do to make it their own (long term tenants, most stay several years at least), etc.

-Landscape lighting (It's a long driveway ... lighting on it?

Patience and diligence are key as you navigate this investment landscape.

With its inviting curb appeal and well-maintained landscaping, 17 Penny Lane stands as a testament to both style and practicality.Upon entering, you are greeted by a warm and welcoming atmosphere that flows seamlessly throughout the property.

Garden-level or street-level ADUs are common in New York multifamily properties.

With the HOA payment at the condo, I don't pay any utilities, I don't worry about landscaping or maintaining the multiple pools, hot tubs, lazy river, etc.  

(Trash, water sewer, landscaping, outside maintenance?) 

I normally reply to posts but making a post :)Best bang for your buck I typically see when working with clients is exterior paint/siding and landscaping.