Will also replace the windows and do some landscaping..

My business partner has a wide breadth of experience evaluating land for farming, and creating permaculture and edible landscapes.

Anybody on here a contractor or know of a landscaping company that is still doing work in the Chicagoland area?

I am looking to invest in small and medium sized multiunits (15-100 units) and am trying to get a good estimate for electrical, water, and landscaping costs as a whole or per unit. 

I would be sacrificing a few grand (to do wainscoting, tile walls in bathrooms, nicer floors, and better landscape/patio).

One expense I dont think anyone mentioned was landscaping.

All other work (hardwoods, carpet, painting, drywall patching, roof, landscape and plumbing) was completed by contractors.

I've seen folks get 90% LTV on small apartment complex but it wasn't their first rodeo and they had relationships with the lender.Some things to consider is that you are responsible for a few more expenses than your standard SFH. you'll have to pay for attorney, CPA, landscaping, trash removal, and possibly pest control as well. if your considering owner financing any units off a apartment complex every unit must be individually metered.. that said you will more than likely have to do a condo conversion. can be expensive because you have to pay the county, a attorney, and  architect a lot of money to get it processed.your typically going to have higher repairs, maintenance, and vacancy with apartments because they are places that turn over more quickly compared to the desirability of a SFH. with that said the management side of have all 10 units in one place is amazing so when problems arise in different units your not driving all over the place to 10 different SFH.I hope this helps!

B&B Landscaping.

You are counting on 7% covering not only unit repairs but exterior building maintenance, landscaping, turnover costs, utilities, trash, licenses and registrations, professional fees like legal and accounting, pest control, and a multitude of other things that will crop up.