So my numbers are artificially inflated because they are not coming solely from RE.

Included maintenance, insurance, taxes, lawn care, property management, admin fee, 10% vacancy rate.What do you recommend for an offer price?

This is artificial cash flow.

An 80+ guy sitting on his porch yelling at a 62 year old guy, "Hey punk, keep your dog off my lawn!" 

He then sent a picture of a pack of cigarettes in the lawn chair of our 2nd floor tenant.

Some providers simply sell the property and the investor is left to find a management company, maintenance personnel, snow and lawn care providers, etc.

Then again, a big backyard may be a deterrent to renters too, assuming they are responsible for lawn care.

Are there any other expenses like lawn or snow removal.

Think of all the things that could go wrong and see if the lease addresses them: unauthorized pets or tenants, early termination, security deposit, lease violations, late rent, eviction, lawn maintenance, parking, etc.5.

My issue is the current Landlord pays the lights, water, insurance, and lawn care witch equal up to $530 per month.