For example, some formulas may consider snow removal and landscaping as "maintenance" and use a higher % of gross income as maintenance, while others may break them out separately.If these properties don't cash flow they won't get commercial financing.  

Surprisingly the property is in pretty good shape; he has landscapers come monthly, all new windows put in a few years ago; new chimney, etc. lots of cosmetic updates need to be done, but overall it's in a great location.

Sure, Luke W. here are the details:B+ area (C property.... because it needs a lot of TLC, not because of previous tenants)9 UnitsPurchase price - $373,450Estimated Rental Income - $9625 per month (all units are vacant now for the remodel)Maintenance - 15%Property Management - 7%Insurance - $6500 per yearUtilities - $200 per month (light pole, irrigation)Landscaping - $250 per monthOngoing capital expense - 10%Taxes - 2.19%Estimated Vacancy - 5% (after 6 months)Estimated Rehab Cost - $125,000Estimated Time for Rehab and Filling Vacancies - 3-6 months

I also include legal/accounting fees and landscaping, unless your property manager is responsible for those items.

I'd reach out to some local contractors that do landscaping and concrete work so you can get it all done in one job. 

The lease will say that its the tenants responsibility to hire a competant mowing service at timely intervals,  to keep the lawn looking at least comparable with neighbors, no longer than 3" or whtever, blah blah....Or, maybe you could re landscape, level some, add rockery or shrubs, bulkhead. ???

Clean up the landscaping outside.

I acquired a multi-unit property in Memphis but was looking at the expenses and noticed that landscaping is quite expensive for my property.

We have a house in Woodinville with our son we bought in 2016 as an investment that we knew would need to be updated and did major landscaping in 2017 and the inside in 2019 and look to sell in 2023.

Or any unit up to a four flex, exterior, landscape.