You would be coming onto market at the prime time and its in downtown so hopefully it'd be contracted for the sell within a month, but northern Cali is a slower market sometimes since we're not as densely populated so id say 3 months.

My spreadsheet also includes FMV of every property so I can monitor appreciation, year over year comparison of tax & insurance increases, current rent & last increase & last amount, etc.

Is it best to simply increase rent by a fixed amount (e.g., $700) to cover this, or are there other strategies for handling utilities in this situation?

Can you PROVE that the landscaping increases rents of ability to rent? 

By accelerating your depreciation schedules, you reduce your taxable income which in turn increases your operating cash flow.

FYI, a Cost Segregation Study will "not" increase your chances of an IRS audit.

A coach makes sense if you are 23 and want to increase your skills enough to earn a living with the sport.

You can always just increase the liability on your current carrier.

Also, watch out for any litigation or construction issues that could lead to HOA fee increases down the road.Alternatively, you could consider a good deal on a single-family home or a 2-4 unit property.

Hopefully kept good records of improvements / anything to increase the basis2.