I am in Canada, and I'm reluctant to believe a court here is as likely to pin that fault on a landlord based on a friendly deal to look after the lawn, but maybe I'm wrong?

We do not include cost of repairs, therefore, properties in poor condition have artificially higher numbers than they do when you account for the rehab cost.  

The other 13.3K is only artificial cash flow that you have purchased at a very high price.Dead equity has a major negative impact on income investment properties.

Maybe ask a neighbor or your lawn care person to contact you if they notice squatters.

Here is the financials for the last 12 months of the propertyIncome (yearly)Business 1 - $5580 (after mgmt. fee)Business 2 - $5580 (after mgmt. fee)Business 3 - $9820 (after mgmt. fee)Business 4 - $8091 (after mgmt. fee)Apt 1 - $5220Apt 2 - $5700Apt 3 - $6300Basement  - $1920 (rented out twice a month for VFW meeting)Parking - $1500Total - $49711ExpensesHOI - $1539Elec - $2274Gas - $3781Taxes  - $9067Sewer - $1778Lawn  - $1650 (lawn, flowers, snow)Reno  - $511 (locks, paint, drywall, caulk)Maint - $800BoilerIns - $62Vacancy -  $4971 (10% added by me)CapEX (8%) - $3977 (added by me)Bath Sup - $320Total   - $30730NOI - $18981 Debt - $12420 (assuming 75%LTV and $250,000 purchase price)CF     - $6561COC   - $(6561/62,500) = 10.5 %Currently the average 1 bed room rent for the area is $585 which is well above the current rents. 

I have a property manager managing the place.I recently went by the property and noticed the lawn is dead.  

All the lawns (both front and back) are small and modest (i.e. no flower beds, or complicated plantings - just mediocre lawn to mow). 

What it would do is artificially make the early months that I included no cap expense look better than reality and it would make the months after including the now inflated cap expense look worse than reality. 

I used to be one of the big boys in my area, but now every person that has a lawn mower also has a plow truck.

@Vincent Parello That's interesting, because my girlfriend lives right off of 30 in Joliet (Crystal lawns neighborhood) and her house has well water.