Landscaping was also needed.

-Outline snow removal and landscaping.

Appraisers will generate their own P&L but as long as your numbers are reasonable and account for everything (ie you don’t have $0 for landscaping because you mow the place) it will reasonably line up. 

The pool is very nice, well-maintained and landscaped, but I’m concerned about the upkeep and liability.

We let the tenant decide to fix it herself or to have us hire landscapers and charge her for it.

-KITCHEN (cabs, countertop, plumbing, electrical, backsplash, appliances): $25k -BATHROOM (cabs, countertop, plumbing, electrical, floor tile, wall tile, glass): $8k -FLOORING ($7.50/SF installed): $14k-PAINT (interior & exterior): $10k -LIGHTING (cans, ceiling fans, sconces): $3k -NEW PANEL: $4k -NEW SEWER: $10k -NEW ROOF: $15k -LANDSCAPING (rock, turf, plants, irrigation): $15K 

Updates to bathrooms, kitchens, new roof, landscaping, tuckpoint, new concrete laid around the building, window replacement, aluminum caps on all windows and doors, door replacement, and completed basement finishing.

I don't care what I'm dealing with, a home, an auto mechanic, landscaping, etc.

Without knowing where the property is, I would add in landscaping/snow removal and a capital expenditure set-aside (5-10% of monthly rent), particularly if the property is older and PM of 10% unless you're managing yourself.

Those decks will be stained, while I landscape to finish.