We had to pull out every bit of "landscaping" that existed because it was a jungle - vines growing through the windows and weeds covering all kinds of hazards around the house.

Agree with the points made by @Jeff Schechter;  here's some of my own thoughts (disclaimer - I do not know anything specifically about the Indy marketplace, and am drawing on my knowledge and experience of the landscape here in Huntsville):-Throw out the 5% appreciation for several reasons. 

We used the rising mortgage rates and changing Covid landscape to negotiate with a seller who didn't want to go on the open market.

I catch a few road venues per year, but not many, mostly Ben King's NYD Ride and JB's Alpine Loop Gran Fondo.

If the HOA dues and rules are reasonable and it meets my cash flow and ROI targets, I like not having to be worried about lawn care / landscaping, exterior maintenance (roof, driveway) etc...

Renovated grain silo at entrance and added recreational pavilion complete with outdoor furniture, stocked fishing lake, fire pit, and landscaped and lighted entrance.

Do you include landscaping in your maintenance budget?

That price would include everything for a completed house, but not the lot and clearing the lot, no pool or outside landscaping, just the house and basic driveway.The builders will give you a budget for things like kitchen cabinets or lighting fixtures. 

I have and continue to work on different CAP X Improvements, including new roof shingles, new windows, new sliding doors, landscaping, new appliances, and more.   

There are a lot of additional costs in this space that folks don't tend to think about initially - landscaping, snow removal, salting, common area cleaning/maintenance, and the cost of commercial grade supplies.