These are SFH rentals in nice neighborhoods, the houses, with a couple of exceptions, are fully rented to working people (no Sec 8) and the houses and yards are well maintained.

Over the years, there have been many fights about who is financially responsible for what and who has to pay for repairs/maintain tenants.

I do maintain a sufficient cash reserve to satisfy Lenders.I like using this strategy for several reasons.1. 

Here's some excerpt from ours that you may find helpful.MAINTENANCE OF PREMISES.Landlord will maintain all electrical, plumbing, heating, and other facilities and appliances supplied by Landlord in good working order.Landlord will perform periodic inspections of the premises, no less than once a year, for the purpose of property maintenance and repair.Landlord will notify Tenant in advance of the inspection.

I’m sure she’d rather live somewhere easier to maintain, I’d like the financial gain without pure greed, and in the end, the state wouldn’t get her property when she dies (no kids).Thoughts?

That is pretty typical of net cash flow on a deal where you structure it differently.Landscaping is something you do once as a capital expense, then it's the tenants responsibility to maintain it.

Are the homes attractive and well kept and are the streets clean and well maintained?

I've been doing for 18 yrs. 11 Certifications.Can maintain cleaning swimming pools and landscape too.

Electronics like locks and Internet would probably be something you need to pick and set yourself to maintain control over them.

(Most often a cell phone)The thought process is that owners have a more emotional response to a tenant default then a management co, and at the height of his/her agrivation gets a call from our appt setter saying that they work for a company that buys rentals that would be interested in their property allowing them to sell and maintain cashflow without having to deal with toilets and tenants.We had a tremendous response of owners that were willing to sell with terms.