Many of those items are desirable by all guests, so I'm not convinced that you have to dial it in to one category at the expense of others.

Back yard landscaping is usually the biggest expense at $5-6k for artificial turf and rock, but doing this sets you apart from the others.

Then I put on average €8 - 10K on rehab (I have my own team).

You can Host Finacial revenue tool to get an average of the income.

On these very forums you hear countless stories of "I lost 5K and can't pay for me medical expenses".

They should have the option to install a security alarm at their own expense.

@Jason Dubon I use a percentage of the rental income to prepare for expenses.

I've included an example below to help illustrate this.So different lenders have different rates (which do vary even for DSCR loans) but these are factors they all consider.See example below:DSCR < 1Principal + Interest = $1,700Taxes = $350, Insurance = $100, Association Dues = $50Total PITIA = $2200Rent = $2000DSCR = Rent/PITIA = 2000/2200 = 0.91Since the DSCR is 0.91, we know the expenses are greater than the income of the property.DSCR >1Principal + Interest = $1,500Taxes = $250, Insurance = $100, Association Dues = $25Total PITIA = $1875 Rent = $2300DSCR = Rent/PITIA = 2300/1875 = 1.23If a purchase, you also generally need reserves / savings to show you have 3-6 month payments of PITIA (principal / interest (mortgage payment), property taxes and insurance and HOA (if applicable).

It might be just as expensive as your current carrier though...You need to speak to an Independent Agent that can shop the market for you.

OOS investing is more expensive.