In other words, vacancy is not an expense if you already own the property.Here is an example for how you calculate cash flow and return on investment: First, you should calculate the NOI: NOI= Gross income - (taxes, interest, reserve deposits repairs, maintenance, landscaping, management fees, your utilities...)

Which you should....then you can easily catch tenants that don't keep up with landscaping duties and pest issues, When you do catch them, you require them to take care of the issue....professional pest control only..... or you take care of it and send them the bill.

Same thing I was just a broker on a housing project.. those two players got sideways the off short investor sued all of us.. from the janitor  land scaper  every contractor and me as the broker.. it went on for a number of years but end of the day he would never submit to discovery and depo..

There's a lot of strong economic factors, no state income tax, influx of California residents, great weather, relatively new construction of homes, no snow/landscaping cleanup really necessary, don't have to deal with termite damage.

Our new landlord DID increase the rent but they offered landscaping as a reason.

Construction cost estimate includes land, permits, architect/engineering fees, GC fees, landscaping, and the finished building itself.

I would suggest that those who can go to that locale and spend some time there and get to know the landscape. 

You have landscaping which tenants tend to care about less.

I do know of beneficiaries who were cheated with more of the Trust assets going to the Trustor or to companies that the Trustor has an interest in (accounting and payment, landscaping, maintenance, etc.) 

I know their is taxes, insurance, landscaping (if not doing it yourself), pest control (I suppose I could have tenant cover this one), and utlities (will definitely pass this on to the tenant).