You don't have much baked into your cost estimate for vacancy, management, potential repairs that are beyond your control, snow removal, landscaping, water/sewer, etc.  

I have been partnered with my father for the past 10 years in the Landscape Contracting business that he started about 25 years ago.

So long as there is no funny business going on, my understanding is that yes, the developer is financially responsible for the contracts of the association (water, sewer, garbage, landscaping, etc) until a certain percentage is sold (and transferred to the Association).

There are a couple rehab things we will do ourselves that will save us money: painting, floor removal and basic landscaping.  

Depending on what the yard needs it might be worth it the ask them if you can send your landscaper over to clean up the yard.  

Needless to say, we had to contact the local animal control to come and get the not so friendly Pit Bull that was left behind.On another flip, we hired a landscaper to create a design for a million dollar plus property.  

Any tips on plants, other ways of landscaping in Nov.

When I started my landscaping business, I couldn't borrow squat!

Interesting landscaping did you add the bird bath?

Tile and hardwood flooring, and much higher end landscaping.