I have had the same thing happen to me while showing a house - my wife usually does the showings, and I usually use the opportunity to do some light landscaping and things like that.

There are other miscellaneous expenses that should be identified (i.e. landscaping, pest management, legal, accounting). 

Also does anybody include landscaping into the agreement?

My capital and my manpower can improve the lives of people I'll likely never meet, can turn a speck of urban decay into a vital part of the urban landscape, a home for families, a place to lay one's head.Best of luck in your endeavor.

Take Memphis for example, there are distressed properties here that you could find for less than 15k in low C areas that you could turn around and sell for 20-25k just by doing simple touch ups like having someone do landscaping and trim the bushes. 

I don't like mowing the lawn and landscaping the front flower garden.

Easily by owner.I just sold a 0.6%'er...that needed a new kitchen, bathroom, wiring, landscaping, old roof, old HVAC, and it sold in one day with a bidding war.

I opened my own Landscaping LLC last year, and ive really never looked back since.

Account Closed to answer your last question, to analyze the property quickly you want to know income (rents, covered parking, laundry room, utilities, etc)expenses (utilities, landscaping, pool maintenance, payroll, tax, insurance, etc)building age, roof age, AC units age, water heaters age (all roughly)owned free and clear?

My guess is there is no HOA owned property....fee simple from road in front to rear....HOA just/used to mow all lawns, landscape, rules and reg.s, etc.