You have a different demographic of tenant, with higher turnover, and ultimately higher costs.

They asked her to change her landscape contractor (why she didn’t have the landscape be her renters responsibility for a b/c class house is beyond me) and she has literally changed almost every appliances (not even that old) in that house just to keep them quiet.

@Jonathan W DowlingOur state college has free demographic studies available thru marketing department.

The HOA takes care of any exterior maintenance like roofing, for example, among several other things (basic cable/internet, water, landscaping, gate, pool, gym, clubhouse, etc). 

So no deduction (or reduction of eventual gain) for HOA dues, landscaping, utilities, insurance, attorney's fees, maintenance and repairs, etc.  

Uderstand the change in demographics over the past few years and past months. i.e. population growth, population diversity, job growth, job diversity.

What is the layout that makes most sense for the demographic there? 

All still profitable rental areas just different demographics.

I have experience in all phases of excavation and landscape.

You want to make sure the house you build will hit the demographic first!