That  plenty of spread to accomplish your expansion goals of what you very stated.

Condition - don't go crazy on landscaping, but pay attention to "curb appeal"4.

Puffing browser for iPhone 6 plus is a little better but the 6 plus is annoying sometime no matter the browser,as you often have to flip landscape portrait till you figure out where the curser is to get anything done!  

Usually, the exterior is taken care of by the HOA, and you wouldn't have to worry about landscaping, roofs, etc.  

Used good 1/2 inch 8lb pad.Kitchen: Cabinets, appliances, sink, countertop and bead board paneling 2,300Plumbing, new water heater 2800Electrical upgrades: 1800New deck: 1600Bathroom: sink, commode, shower surround, bead board paneling. 400All new lights 450Dumpster fees (3 30yd) 1200Clear the yard 2000Other landscaping 500New furnace and now duct work 4000Paint exterior 350Paint interior 350HAHAHAHA oh man I'm depressedSo the numbers will look like hell but in 2 yrs it won't mean much. 

How much does it cost for insurance/landscaping?

I had a road network contract before, then the developer asked me if I am able to build duplexes, gathered all heads and gave a go, long story short, got a contract for 4 duplexes, the contract I got was simple, separate contract for each duplex, and line item for class of work like a detailed SOV should, i have line items for foundation, framing, until painting and landscape, draws were weekly because I didn't trust the developer Fridays are inspections for % work complete and Tuesday was payday.

Electrical, Plumbing, Heating, condition ExpensesInsurance- 90 (call for a quote)Landscape 30 (if needs to be done)Property Taxes- 150-225Vacancies- 8.3% (lower depends on area) Repairs- 9% or moreCap Ex 10% or morePm- 10% (when mange) Garbage- 50 (if needed)Water/sewer - 90-100 (if needed)Future Return Income increases- 1-2%Property increases- 1-2 % Expense Increase 1-2% Return Goal: 12% COC Return

New kitchen and bathrooms, new floors through-out, installed a central AC unit, updated electrical and plumbing, new landscaping, pool had to be resrufaced, new garage door, new windows all around, new doors, landscaping, new wider driveway, exterior/interior paint, painted the garage floor and concrete in the backyard and new appliances.My current deal is very similar.

Do you need to figure in mowing/landscaping etc... too?