Hardy  with some rock  slab granite 10k cabinet pac's builder grade stainless upgraded flooring  nice paint and other touch's  front landscaping no fence etc.. depends of course on quality of finish's and other factors hill side or not...And it include my GC fee..

The $20,000 paid monthly comes out to $24,000 at the end of 2 years and our expenses on the home (landscape, taxes, insurance, home warranty) is $400 monthly leaving a monthly profit of $1,600. 

It gets your number of doors up (reduces the cost of PM and gives you some leverage on other services like snow removal, landscaping, maybe maintenance) and makes a great long term play.If you do pass... pass along the contact info would you?

The rental market is a bit more challenging over there given the amount of meth etc. but the landscape around Clearlake is beautiful and increased influence from Napa/wine is more notable every year.

Or maybe proving some kind of landscaping they want.  

I would do simple repairs in the beginning, paint, minor landscaping and call it a day, especially for student housing.

Project would also include 8 covered parking spots, driveway, gate, and landscaping on 3000sqft. 

Nearby those hubs I see multis exploding vs the ever expansive SFR suburb development plans we experienced in previous decades. 10.2 mil population and the needs are shifting.

To make a long story short, there were many calls and letters and e-mails back and forth for several months about how to make the yard “compliant.”We were told any changes to the yard had to be approved, and that the landscaping did not appear as “robust” as it once had (we had a very harsh winter here last year, and many of the bushes/plants died back—they aren’t dead though, just had to be trimmed down to the ground.

For some reason, I have yet to find a wholesale nursery that will give a general contractor wholesale prices, they insist on you being a licensed landscape contractor.