Even if you're the GC not swinging the hammer, you need a license.

Depends on the layout.Have seen 3 & 4 units properties that were townhouse/row style with no shared space except yard and parking.Also depends on property Class.Class A rentals attract best tenants who usually take care of their homes, no matter the number of units.Go down to Class C/D properties and those tenants are what you refer to.

Updated siding, added a fresh coat of paint, and landscaped the yard.

The issue I've found with getting a better price, as I hire out crews and do not swing a hammer, is that anyone I've found charging notably less hasn't done a quality job.

They get in trouble with the city, because their house is so bad the city issues work orders or fines them for garbage in the front yard (like a mattress or tires - often dumped by someone else not even living there). 

If that were a nicer yard, I would consider removing it.

Who will drive by to see if the lawn is cared for, or if there are three unauthorized dogs in the back yard?

A better option if you can swing it is to purchase with your own funds, gain access, then refi into a loan.

Your there in the mix of it, literally right there in your back yard your seeing this done all the time with STR. 

That’s a 9 million vote swing.