Although my personal experience with owning a few rentals there has been overwhelmingly positive mind are in Summerlin in very nice neighborhoods and with tax's so low and quality A class tenants no real maintenance other than normal things that might wear out but when you take stucco  tile roof and desert landscape along with some of hte lowest property tax's in the country the COC is right were we like it for conservative SAFE risk reduced rental investing.. 

§Great time to throw up any vacant properties you have at a premium§Average days on market: 31§MLS inventory:1,103 §Single Family: 883§Multifamily: 28§§Statistics from Greater Louisville Association of Realtors

There are long term leases that are dozens of pages long for long term housing that cover every item imaginable such as who is responsible for clogged drains, broken appliances, landscaping maintenance, etc. none of which  are likely to be in a short term lease.

Perhaps you could have a landscape architect come by and do an inventory and analysis report. 

Occasionally it will make sense for homeowners in a spot where accessing the line would be severely expensive & destructive, like underneath extensive concrete, buildings, expensive landscaping, etc.

“Higher valued commercial real estate exchanges are an important source of jobs for contractors, skilled and unskilled blue-collar workers, lenders, real estate brokers, Qualified Intermediaries, title insurers, escrow companies, surveyors, appraisers, architects, landscapers, building material suppliers and more.

I will say there are reasons the seller did not choose to list on the MLS and that this property should not be compared apples to apples with other statistically similar properties.  

I look at statistics online to determine a neighborhood's feel - crime-mapping, migration, etc. and I look (in person) to see if things are being built in the area (grocery stores, etc.). 

Upkeep of the property- landscaping, debris removal, handling maintenance requests, keeping the property in top condition- this is where amateurs drop the ball. 2-3 years go by and they run the asset into the ground and sell for a loss.

It's crazy how much material prices change the investing landscape.