I have been debating what to do with the golden oak trim and cabinets.

The landlord takes care of the property maintenance, snow, minor fixes, grass trimming for a lower rent and electricity being paid by previous landlord up to $100.As for cash flow, i didn't consider CapEX, vacancy, maintenance.

My wife has a small gardening business based in Sacramento.But if you're just looking for someone to mow your lawn and trim the bushes (ie: more physical labor vs. real gardening), you might be better off hiring from a different company that specializes in that.

The siding, lumber and trim work are generally better. 

You won't be cleaning gutters, painting your exterior or replacing/fixing your roof, mowing/watering your lawn, removing snow, trimming trees, maintaining the driveway or the deck, pool,  etc but I will.

Elizabeth Colegrove @Jean BolgerHere is a picture of one of the bedrooms, the carpet looks fine to me but the trim and doors look dark here, even darker than the cabinets.

Some will have more trim work or details that require more labor, etc.I think you need to add a few categories to your rehab schedule/estimate as well.

Trimming trees, fixing a gutter, a power outlet, and a fence.

There's always driving nails for trim carpentry.

(Think really cheap with open floor plans).Corner lot, no fence, needs paint (in and out), outside trim repair, curb appeal, and carpets cleaned.Qualified for Homepath.If your not familiar with Homepath, for investors, you only need 10% down, No MI, no appraisal, and they are authorized to pay up to 2% toward closing.