Things get left out for whatever reason-like water and sewer, garbage, landscaping, snow removal; on and on.

Added another living space, rehabbed the whole yard and landscaped.

The bathroom will receive a new sink and mirror, and the exterior will be repainted in the spring with new landscaping for curb appeal. 

Our fee includes water and trash along with the other obvious items (Landscaping, maintenance, repairs, security, etc.) 

Anyone in the southwest Houston or Sugar Land area have a landscaper they feel comfortable recommending?

I've got to agree with everyone else -- move the rent down a bit.Three statistics that I keep on repeating to new landlords: the USA has a 62.9% homeownership rate.

A Real Life Example To lend credence to the above, a recent example comes to mind regarding a modified bitumen flat roof that had already exceeded its statistical life cycle by somewhere around 5 years or more whereby the current owner and occupant of the property had come to realize that it would probably only be a matter of time before they'd begin to experience more problems with the roof resulting in leaks that could jeopardize the operation of the business not to mention that any additional repairs would essentially be a waste of time, money and resources in postponing the inevitable resulting in a recover or complete tear-off and replacement of the existing roof covering.

And make sure to account for the following expenses (if it applies):1) Mortgage2) Mortgage insurance (PMI or MIP) or FHA Risk base3) Property Taxes4) City Taxes5) HOA (Home Owner’s Association) Dues and Fees and Assessments6) Insurance   a) Property Hazard Insurance   b) Flood Insurance   c) Earthquake Insurance   d) Umbrella Insurance7) Vacancy Rate (usually 8% - the equivalent to one month a year, or 5-6% if multifamily and/or if experienced, if not use 8%)8) Utilities (you’ll have these if your tenant is not covering them and/or during vacancy)   a) Water § Sewer § Garbage   b) Electricity   c) Natural Gas   d) Propane9) General Maintenance (usually 5%)   a) Upkeep § Landscaping   b) Snow removal   c) Repairs   d) New Appliances10) Capital Expenditures (usually 5%, higher is the property is old and obsolete, less if fully rehabbed and all mechanicals and roof are new)11) Property Management (8%, even if you self manage, your time still has value and there might be a time when you'll want to be completely hands off or you'll not be able to do it, vacation, retirement, etc.), including...  

Good evening everyone,I want to get your thoughts on whether repainting the exterior and rehabbing my landscape will alter the appraisal of my home enough to warrant the cost of said updates.  

Property in which landscaping is not nice, tenants has stuff all over the place, parking lot in disarray.