We legally didn't own where the driveway came in, and we had done some extensive landscaping there, including huge boulders, etc.

You might have rehabbed it and renewed the age of the asset now, but if you hold the property for another 20+ years, you will have to put in those capex again, so you can back out a theoretical monthly capex to be "escrowed" from your CF if you will... for me that number comes out to ~220 a month for a 1000 sqft 1 bathroom ranch home, which covers roof, gutter, HVAC, hw, appliances, driveway, flooring, plumbing, windows, interior/exterior paint, cabinets/counters, siding, foundation, garage/fence, landscaping, electrical, and other components, basically a lite replacement cost calculation.

80k rehab does not cover outside the building, and the yard is a complete mess. a lot of concrete would need to be poured, new fence required, landscaping and grass needed, and as of now no where for anyone to park (old garage got turned into bedrooms) Not sure how much that would influence vacancy or value.They have permitting that expires in August, but he mentioned something about a failed inspection for the permit and that it needs to be refiled (Not sure what that means exactly)Very strange floor plan, not sure what the original owner was thinking with the layout, like he got greedy with the number of bed/bath.anyways, thats what i put together so far. 

I do all of my own repairs plumbing, painting ,mason work, landscaping, sheet rock, tile work.

The property does not cash flow when including repair cost, vacancy, landscape cost and etc. 

To be able to come out even with a STR, you would need to make some $5-6K a month (mortgage + taxes + commercial insurance + management + vacancy + CapEx + utilities + supplies + landscaping + furniture replacement).

I have always been told kitchens & bathrooms are the biggest money makers followed by exterior refacing and landscaping.

(shades / blinds / apt mailbox / lights / outside photos landscaped) - Is the listing accurately priced? 

-Landscaping?

The properties we purchase are mostly in up and coming, urban neighborhoods that have been seeing a lot of revitalization and where there are big plans on the books that will dramatically change the landscape of the neighborhood.