Fresh paint new wood floors and some grass landscaping.

The Royal Gardens was the one I was talking about in Brown Deer that has no rental restrictions.

These seem to be the only neighborhoods where these deals exist I've looked at a bunch of 2 flats with a garden unit in Avondale, Irving Park, Albany Park where you could live in the garden unit  and have the two upper units pay most, if not all, of the PITI.  

Again 10-20% are well kept (the kind that has well-kept gardens and potted plants outside).It's the corner row of houses next to a railroad (fixing the properties will make the road much more livable and appear safer)trees/bushes/grass is overgrown; seems like a cheap fixcurrent tenants have kept the property quite bad: trash outside, broken windows and from the looks of it, perhaps, trashed the place inside too.

Recently patch walls with fresh paint to cover repair of cracks.

She appeared at the door during the tenant's dinner date and demanded that she come outside to view/discuss the garden area.  

@Aaron Bushell I think I'm going to throw in some new ceiling tiles and put a fresh coat of paint on to make it look presentable.  

She's convinced that they're clean and fresh.

There are misc expenses (gardeners, water, electricity, etc.), vacancies (I use 5% and have not hit 5% any year yet), maintenance, and the big one - cap expense. 

Best to take a break and come back at it fresh.