Added a large deck and privacy fencing to create a back yard oasis, and installed fresh lawn and improved the landscape.

@Rob Birch being both in commercial real estate and an investor in a landscaping company, I have some firsthand insights that hopefully will be helpful.From the perspective of an investor or syndicator, the appeal of xeriscaping is the reduction in water usage, landscaping maintenance costs (no more recurring weekly or bi-weekly mowing and shrub maintenance costs), and an overall clean appearance that requires fewer inputs and less time to keep looking clean and polished for residents and touring potential lessees.

Landscaping   Management fee   Advertising   Payroll   Sales Tax?   

The next thing you know the neighbors start noticing the renovations, landscaping, lighting, and other improvements so he or she decides they want to STR2 their home.

This will give you an idea of what you can rent the other units for.Mortgage - Principal + Interest on your mortgage, real estate taxes, home owners insurance, mortgage insurance ... all of that was your mortgage payment.Other Expenses - Capital Expenditures, Maintenance and Repairs (includes landscaping, turnover), Vacancy (you can find this out from speaking with other investors in your market)Take into account whether you need to pay for trash, utilities, sewer, etc.

Here are the details sent directly from listing agent: Property Address Monthly Gross Income Yearly Gross Income 1297 NE 110 Terr Unit 1 (1/1) $ 1,300.00 $ 15,600.00 Unit 2 (2/2) $ 1,300.00 $ 15,600.00 Unit 3 (2/1) $ 1,441.00 $ 17,292.00 Total $ 4,041.00 $ 48,492.00 Monthly Operating Exp Yearly Operating Exp Water $ 86.66 $ 1,039.92 Electricity $ - $ - Property Taxes $ 271.17 $ 3,254.00 Insurance $ 562.31 $ 6,747.66 Waste $ 80.00 $ 960.00 Landscaping $ 80.00 $ 960.00 Total $ 1,080.13 $ 12,961.58 Net Operating Inc $ 2,960.87 $ 35,530.42 Purchase Price $ 549,000.00 Cap Rate 6.47% PROPERTY TRADE HISTORY:> LISTED 5/21/19: $549,000 (+92.6%) *some obvious renovations on interior and exterior*> SOLD 9/24/2018: 285k (+10%)With 5% vacancy and 50% expenses this would negatively cash flow (-$1,085 per month), cash on cash return (-3.34%), and debt coverage ratio would be (.97).

After i renovate the 1970 design from both apartments, finish the basement, open the pool, and landscape the whole property im looking at a value somewhere in the 620 to 660 range. 

Driveway, Landscaping, ... etcOnce you know the answer to these questions, you should have a clearer picture to be able to assess how much you want to put into each unit.

Still have exterior painting, landscaping, and patio to build.

We seal coated the driveway, and improved the landscaping around both the home and guest house.