As the owner/builder, I am my own GC and have my own crews plus hire out a few subs for specific tasks we don't do in-house such as plumbing, major stucco, landscape, etc.By having my own crews plus hiring individual subs, I can save the 15%-20% GC markups and pay my project manager with the savings and still keep more profit for myself.

I was a realtor at the age of 18 in 2005 but after only selling three homes to family members and not having enough networking capabilities I gave it up and went  to work for my fathers landscaping company for 10 yrs.

The rental calculator seemed to be geared toward buying vs currently owned homesI paid 405,000 w 20% down in '05 and then upgraded all of the bathrooms, exterior, ceilings, fence and landscaping, plumbing, new roof...aesthetics basically. 

If it happens to you, it is a disaster.Ongoing maintenance cost - When I owned properties in Atlanta, Houston and other places, I was always replacing roofs, siding, wooden windows, dealing with termites and the landscaping.

Check out Sabal and Greystone as they dominate this $1-3MM loan landscape.

Details: The property needs work, mostly cosmetic and landscaping, and I'll have to spend a few thousand on new furnaces, roofing, and other miscellaneous fixes over the next year or two.

Cable, utilities, HOA, landscaping, etc, etc. so don't be surprised if you are running at a 60-80% Op Ex ratio.  

If the house is truly hideous, do what you can with landscaping.

Mostly I install motion lights, door armor on all doors, cut down landscaping that would tent to conceal a burglar from neighbors' view.

I help him out wit landscaping cleans ups , dryer safety switch to the door broke and light plumbing like faucet elbow leaking or vacancy i would help with painting and clean ups small stuff but i think im capable of mananging it all myself it doesnt seem that complicated.