Things that drive the ARV higher - roof, plumbing, electrical, paintThings that don't drive the ARV as much - windows, landscaping, driveway

The lease agreement also states that they are responsible for any landscaping damage due to lack of watering or neglect.

Understand exactly how big is the structure, how are you orient the structural, what's the access situation, parking situation, driveway, landscape, and waste water management. 

Wake County has statistical information available on their Data Files, Statistics and Reports page.

Carpet, flooring, paint, fixtures, landscaping.

Statistically, non-accredited investors are far more likely to sue than accredited investors if a deal goes south.

I have solid connections and a firm understanding of the ever evolving KC Metro REI landscape, particularly as it pertains to SFR and small multi.

Utilities, taxes (property, local vacation, & income), landscaping, furnishing / decorations / amenities, pest control, & supplies (soap, TP, etc) are the big ones on my STR calculator that you didn't mention.I'd also recommend using the enemy method to determine expected income.

Happy to set up a time to talk with you more about the KC metro investing landscape, and how it relates to your goals.

As a broker, you might be able to read the landscape and find something that, even at a small loss (if it happens), will be worth your time.