Budget with new landscaping. 

I also lightly sanded the walls first and used a killz primer.

Your tenant guest might be smoker and might light up a cig for old time sake.

@Henry Le Usally it is a % of the rental price, and there are other fees in there as well to think about such as filling the unit with a tenant as well as others, someone with more experience might be able to shed some more light on this.  

Needs reseeding, landscaping etc.., Sorry this is so long...I really would love to hear from the seasoned investors on BP!

You're in the Republic of Texas too, you still have the same issues.Once hit by reality thinking may change.I'm not trying to strike fear in the hearts of investors, as much as pointing out when you dance with the ugliest girl at the prom you want the lights turned down.I said it wasn't illegal.....but that may go to a point.A real good option is just to get a license!

If the vacancy rate is high, rents too low, or costs for services such as landscaping and garbage too high you can do something about that.

So if it is a light touch mass outreach, it's going to be a low return.

And the other has a job at landscaping job, that makes 16 an hr, currently working 60 hrs a week(but what about winter?)

Here's what the house looked like on May 1: And here is what it looks like now, after granite, flooring, paint (walls, trim, ceilings, garage), appliances, light fixtures, and dozens of other small-to-medium fixes.