Just for kicks, anyone have any information at what kind of costs are incurred including road, permits, landscaping etc?

Expenses are insurance $3800 annual, taxes estimated around $8,800, landscaping/water $240/month, 5% vacancy costs; According to my math, cash flow would be negative -$210/month with 20% down @ 4% interest rate.

Some of the small things I like to improve at turnover or purchase, mostly at little cost if you do the work yourself....Paint everywhere, new flooring if needed (LVP is great, but Home Depot free tear out and install of carpet is cheaper in the short term), new toilet seats and handle, new lighting in bathroom, new handles on all doors (I like brass nickel), new fixtures on sinks and showers, ceiling fans, change all outlet and light switch covers, cabinet hardware, replace appliances if needed, supply washer & dryer if appropriate, clean up and improve landscaping, new blinds, supply curtain rods so they don't destroy your drywall, paint the front door and or entryway. 

The house needs about 50K rehab to get to market conditions including full 2 bath remodels, all new kitchen appliances and cabinets, new flooring the entire second floor, and a bunch of landscaping work.

I haven’t done a full analysis yet, but I’d bet half of our water bill is from landscaping.

I often do general maintenance, or landscaping chores just to help them out. 

It’s “distressed” and I say it like that because it really just needs paint, carpet, and minor landscaping.

I would like do a few things like some security cameras outside, a little landscaping, etc because I'm a little picky and want my properties to stand out. 

Landscaping and snow may have been mentioned.

The way I underwrite my deals is 5% vacancy (used to be 3-4%, now 5%, though does depend on the market you're in), 5% maintenance, 6% PM (though again depends on your market), and then another 2% for landscaping/snow/other.