For example the lawn was pretty ugly when original appraisal was done, I know that's not a factor, but we're taking steps now to be sure its green and full for that first impression.  

Because so many people had access to credit (the demand was very high compared to a normal supply of houses), values rose to artificially high levels.

Artificial market inflation is not anyone's friend.

Rehab should take 45-60 days but I’ve budgeted 90 days and then a lease out period of another 90 days since I will be renting at slightly below market (see below).The units all have garages (not attached) and the landscaping is currently minimal (just some lawn).

In your case, your carrying costs will be higher due to the longer construction phase (meaning more in holdings costs for taxes, builders risk insurance--which is twice as expensive, utilities, lawn mowing, etc.) and the use of hard money.

You might want to start with a ready to rent that you have researched and can make a decent rental income, you might get one that needs paint, carpet, and some lawn work.

No way to water the lawn.

., with a duplex, you have 1 roof, 1 lawn to care for, etc vs with 2 SFHs you have 2 roofs, 2 lawns, etc.

In my neck of the woods, it is illegal to park a vehicle on an "unimproved surface" (like your front lawn), and it is also illegal to have an inoperable vehicle parked in front of your residence.

Many here are giving the first month free, free cable and lawn care.Some are providing moving trucks to move in.I financed deposits with an unsedcured note, not long, but it helped at times, never had to collect on them but could have.The properties we had were pretty easy to rent, one rented itself from past tenants.