I guess I need to add 30-50 for landscaping.

Renovated the entire house: new kitchen, refinished wood floors, remodeled bathrooms, painted inside and out, landscaping, baseboards, all new lighting fixtures, and more.

I have not offered to include all utilities, I assumed the tenant would be responsible for everything except water/sewer/landscaping.

I paid out of pocket for a new air conditioning unit, landscape renovations/repairs, appliance repairs, etc to the tune of about $10,000 in five years. 

Then I get a move out statement where they are trying to charge us for pressure washing, landscaping, mulching,  painting all walls and ceilings,  changing locks. 

Some repairs include replacing the water tank, fixing plumbing issues, fixing central A/C, replacing flooring, adding washer/dryer hook ups, painting, upgrading bathrooms, repairing bedroom doors, upgrading kitchens, landscaping and driveway repairs, repairing roof and gutters and installing deduct meters on all waters mains to bill back tenants for water.

I am getting quotes for landscaping, ext. paint, int. paint, some rough electrical, cabinet/counters, deck work, carpentry, finish electrical, finish plumbing, and flooring.also, if anyone has advice on getting materials cheap or anything other information they find valuable I'm all ears.Thanks to everyone in advance.

Ironically, I use a landscaper who charges me $100/month for mowing a SFR rental. ask them to mail me the monthly bills, and we'll send him a check.

Each historical neighborhood has it's own set of guidelines as to exterior paint colors and landscaping, but those can easily be navigated with proper paperwork to receive an approval letter.Other things to look for are foundation, water damage to sub floor in kitchen and bath areas, lack of insulation, etc.

A friend of mine some years ago was bitten by that when a landscaper did work without the owner asking. https://definitions.uslegal.com/u/unjust-enrichmen...A situation like is definitely worth getting advice from a lawyer in your state.