It will need quite a bit of work (everything from kitchen, 2 baths, flooring, popcorn ceilings, paint, add recessed lighting, some plumbing work, replace patio, eventually landscaping.. basically everything needs to be touched) so we're looking for a reasonable, reliable contractor.  

They are all non-smokers, pet free, screened through a criminal/credit background check and are inclusively taken care of by our company (such as low-level maintenance, landscaping, housekeeping etc.).

I'm thinking:Pet feeCleaning feeAlso considering rolling the following into the rental price: ongoing housekeeping, utilities, landscaping to make sure all of those are maintained. 

For me, it's biggest "downfall" is that the back yard, while very large and private, is uninteresting (no pool or significant landscaping.)I am considering furnishing the home and listing it with a PM who specializes in corporate, furnished rentals.

I am about to do the landscaping on my renovation and am debating whether or not to level out an area in the front and add a fire pit. 

Lease to landscaping or snow removal company.4.  

10k a property to reach ARV seem rather low unless the seller has windows, HVAC, roofs, landscaping, plumbing, electrical, and everything but paint and flooring squared away.

Water drainage - usually a very fixable issue but can be the biggest force working against a house or even landscapes... ie Grand Canyon.

Does landscape touch the buildings?

I have $2K truck that looks like a landscape worker hand-me-down, and so even if my tenants figure out who I am, I'm the guy in the truck trying to help them, not the bigwig to hate.