My previous insurance company for instance would let me carry a 1/2 landscaper policy, which let me do a huge array of things associated with this.

Unfortunately gang ,there are "cocky and arrogant" individuals in any ,practice,trade,endeavor or profession.Plumbers with a disagreeble arrogant and surly nature do not last long where I come from.It is highly competitive here in So Cal.You gotta be a "Superstar".Having said that,,,there is also a Code of Honor amongst tradesmen in any town or city.We all know who the good guys and the bad guys are.The bad guys are "disowned" and get put on the blacklist,,,they do not get referals or reccomdations from reputable contractors.We also watch them very carefully and inform our friends at the supply house,,,,do not give these guys credit,do not recomend them,,,they are trouble.We know "The Good,The Bad and the Ugly".But get this,,,good guys tend to hang together and refer each other.They also tend to join credible contractors associations like the PHCC Plumbing Heating and Cooling Contractors Association.Heres a tip ;if you are fortunate enough to identify and hire a good licensed plumber,he will usually know and be able to recommend a good electrician,HVAC man,carpenter,tile setter,painter,concrete and masonry contractor,locksmith,roofer,landscaper,,,you get the picture,,,,Oh Yeah about that business of "plumbers savings lives".Well,,,That is a true statement,,,,that fact is,,,"Plumbers have saved more lives than Doctors,,,,"An old American Standard slogan was "Plumbers Protect the Health of the Nation",,Well,,,Its kinda corny guys but it's TRUE,,,,Why ?

Including some cost to repair landscaping destroyed by the previous tenant.  

Monthly Income 9,175Gross Potential Income 110,100Vacancy 5%Effective Gross Income  104,595Taxes 1,799Insurance 3,000Water & Sewer 1,374Electric/Gas 562Management Fee 5,230Staff Payroll, Landscaping 900Maintenance/Repairs 5,230Admin Costs/HOA 1,500Security 261Replacement Reserves 5,230Trash 450Other Expenses / Adjustments 1,496

Are you including landscaping in your cost estimates or is that extra?

Now I own a landscaping company and am a real estate agent, much better.  

Are things like monthly/quarterly pest control, or weekly / bi-weekly landscaping paid from R&M, or are they separate line items in your budgets?

I know I'll have to pay for things like trash and landscaping, and I would like to probably increase the insurance coverage a little which will further add to the expenses.

Dawn - we contracted out the majority of the work (painting, floors, landscaping, tile, plumbing, electrical), but my business partner did almost all of the trim work.  

AirBnB, VRBO, HomeAway, etc completely changed the landscape of the vacation rental space.