Still thinking of a hybrid proposal like either giving him a 1 month free, or first year at no increase then will increase as scheduled after that, or something else.So far here are the quotes I get:1st quote (local professional pressure wash company, with insurance): $60002nd quote (Vietnamese GC who has insurance): $39003rd quote (multi-service big company, with insurance who is currently doing pest control and landscaping for us): $9000 (this really makes me crack. 

This usually includes but is not limited to PLUMBING, flooring, landscape, utility lines and masonry.

@Derrick Britt - overall, our city is very street by street and it's hard to judge by a zip code.46203, for example, has Fountain Square and Bates-Hendricks [very popular older neighborhood right now for flips and good rentals] but also has some not so desirable areas too.The landscape can change drastically just a block or so either direction in most of our zip codes - so, it's crucial to have boots on the ground when looking at opportunities.Typical 3 BR rent is ~$750-$800.  

I’d like to hear from others on whether or not this makes financial sense.Current PropertyCurrent Mortgage Balance: $334,000Home Value: $500,000Equity: $166,000ADU + Project OverviewTotal Estimated Cost: $200,000Two car garage with work shop (property does not have garage today)576 sqft of livable space in ADU above1 bedroom, 1 bathroom, kitchen, living room, & laundryADU has private entrance outside of garageADU has 140 sqft patio with mountain views     Additional Projects to be Included for Main Property Landscaping my current yard (no improvements to date)Adding oversized deck/patio that extends living room outsideIncludes all infrastructure, sewer taps, designs, permitting, etc.

Cleaning up a yard, trees, and landscaping is relatively cheap.

I also own a small landscaping business in the West Roxbury area!

Like most municipalities popular with AirBnB these days, the regulatory landscape can be tenuous.

Make a seller remove ANY above ground pool and repair landscaping before closing  TLDR: Don’t let a pool deter you, but don’t pay extra.

Additionally, these homes usually have more features that need to be addressed during the flipping process.Next, luxury properties typically have more landscaping features, such as retaining walls and planter beds.

Here's my quick math based on the info you provided.ARV: $150,000-Purchase: $95k-Closing Costs: $4,160 (4% of loan amount)-Rehab: $30k (If you say $20k-$25k, it's going to cost $30k)-Loan Interest: $6,240 (assuming 6 months from start to finish, at 12% interest)-Other Holding Costs: $3,000 (taxes, insurance, electric, water, gas, landscaping, etc)=$11,600 EquityThis would be a horrible flip.