Unless you can find comps indicating otherwise, this is the safe mindset.Improved landscaping also is not know for producing a great value with respect to cost.  

@Dan TurkelThe correct way to do it.You record an 'adjusting journal entry' for your PM transactions that indicate what the PM mentions in their monthly PM Report.The net amount owed to you is either ' Due from PM' or 'Due to PM'.When you receive the payment from your PM, it updates the Due to / Due From account.Example - A monthly PM company reporting $1000 of rental income and $100 of PM FeesDue from PM - $900PM Fee - $100               Rental Income               $1000Cash           900               Due From PM                  $900Difficult for most non-accountants to understand.best of luck

How do I minimize my rental risk if I move forward without the answer? 

If you address repairs, hazards and damages when you become aware of them then the law will afford you a great deal of protection and minimize your exposure.You will also have grateful tenants who are less likely to be litigants- but that has a lot to do with vetting as well.

It's limited to what sells on the MLS but that's usually a good indicator.

In the BRRRR calculator, I don't believe there's an intuitive way in the "Purchase Loan Details" section to indicate and calculate that you're borrowing the funds for the purchase and the rehab from different lenders at different terms.For example, if you were purchasing the property with a hard money loan, but using a private money loan to cover the rehab, the calculator doesn't really have the ability to express that.

Possibly some tax benefits as well, though those would be quite minimal -- not the main goal of this, just mentioning that it'd at least offset the cost of setting up the LLC 

You can use a company like Wix or Squarespace to create a minimal, yet good looking, website.  

A few days ago, my head was so clouded I wrote a post saying my software indicated I could make more money getting a mortgage than if I paid cash.

I had a discussion with the police supervisor at the police station and explained liability and consequences (our tenant was indicating the were going to go get their own gun - I would not blame them).