We filed in March 2020 and still waiting for the lock out date.Before you can even go to landlord-tenant court you have to have to go through Philadelphia Eviction Diversion Program https://www.phila.gov/2020-08-31-philadelphia-launches-eviction-diversion-program/It takes over a month to have the conciliation meeting where you have to make an agreement according to EPHA.

Fixing the landscaping and modernizing the home.

LA is so diverse and there is a wide range of finishes (laminate versus engineered hardwood versus refinishing for example) to choose from. 

We do have many positives with great schools/universities, diverse economy, world class hospitals, and massive life science investment flowing in to the city to (hopefully) keep high income earners. 

The landscaping is also a giveaway if a property is getting good care.

Quote from @Susan Tan: The tenant has no evidence that the scratch was caused by the landscaper.

Cured-in-place is a great solution if your sewer lateral is too deep for sensible excavation or if it runs underneath structures/landscaping you don't want to destroy.

Thought I would share an article I came across.Will Inflation And Construction Costs Change the CRE Landscape?

Now a days I have hundreds of vendors.. everyone from electricians, to trash cleanup, insurance carriers, HVAC repair, landscaping, etc.

Talk to the PM about hiring a landscaping company and managing that aspect of it.Your tenant should have written instructions for cleaning the yard prior to each mowing, when the mowing will happen, and their responsibility to pay for damages if they don't clean up.