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.

Last but not least is landscaping.

Ok got a potential live-in deal that works on paper but the BP rental calc says it's no-go.4 3/2 1070sqft each rents @780/mo tenant pays billsHOA pays water and covers landscaping $600/mo (in an apartment-like community)units include appliances w/ washer & dryer, and all have new water heaters. 2 units have been rehabbed, 2 have not but are livable. 1 unit empty (I will be living there) so GSI if I live there is 780*3=$2340/moasking price is 300k, so with 3.5% FHA that's 1550 PI +262 tax +140MIP +165 Ins. leaving me about 200 positive to bank for maint/capex and living fairly free.  

Now this week we had our landscaper come to trim some very tall trees on the property that we had agreed with the tenants that we would take care of it.  

I think it depends on your market and the neighborhood- but my first instinct is to tell you to invest in flooring that will last, landscape so there's not a lot of upkeep and not add the fourth room.

Fire insurance for exterior, landscaping, common areas maintenance)Cons:1) Bad management by board members2) Politics3) Special assessments and increase of dues resulting from #14) Limitations due to governing documents (CC&Rs). 

Only pick properties where you have some upward cushion with your numbers so you can be competitive, have your agent talk to the listing agents beforehand to see what the seller's prime motivations are, and what the competitive landscape looks like, etc..Last but not least, if you have he cash, use it.

C class tenants DEMAND central air, garages, and landscaping.

Nothing major in the short term, but in the long term landscaping, retaining walls, etc.

As the landscape of the business changes, they don't keep up or adapt