None of us were surprised it happened since the house screamed vacant with its tall unkept lawn and a large For Sale sign at the front.We tried to negotiate a floor and AC repair and replacement to be credited at closing but they insisted on fixing it themselves.

The 2% rates were artificially low and low for too long (yes it was great, but not normal).

Most counties have auctions online, however, some still meet on the courthouse lawn.

Lawns will disappear rapidly.

Lawn care?

We need someone to cut the lawn (not much lawn), plow and clear out some brush. 

Rents are very low ($325-550) Owners pay sewer, water, trash, lawn.

If the LTR rate is $1200, but the MTR rates is $1650, I'd almost think it is about a wash if you're including utilities, lawn care, and management fees, and calculate vacancy or am I missing something.   

Tools and lawn equipment ready to handle my tenants needs.

For my own new constructions, the cost is pretty simple: Property tax, insurance premium, property management, then depend on how we marketed the property, if we marketed it as a premium property, we would take care of the lawn service and pest control.