I've done some with a 'landscaping allowance' if the closing costs don't take the whole thing.  

I've calculated that installing new floors and painting, little bit of landscaping, et cetera would cost around $15k if I did it all myself (one thing that's helpful: I wouldn't have to rehab the 3 bedroom right away since the tenants would be staying).The bottom unit is a three bedroom, one bath currently rented on paper (still have yet to see a lease) for $1,600/mo, with section 8 paying $1,200 of that (have documents to back this number up).

Anyone deal with an HOA on a R2 zoned deal where there is a limited amount of expansion allowed on a home but there have been some exceptions made?  

Do you have monthly landscaping maintenance, utilities, etc?

You may also want to note the location of the tank and be careful about landscaping.  

Now with the swing to low the 40's for a barrel of oil the Housing market in Houston is providing a very respectable landscape for investors to continue to make returns.

Just curious how other landlords handle landscaping and lawn care for single family homes?

There of course are going to be other fees such as lease renewal, landscaping, snow removal, eviction and repairs.

Even though my standard MG leases have a CAM provision that include base year taxes/insurance and tenants pay increases as well as maintenance, landscaping, etc., I actually strike this out!  

That will layout the whole landscape for you so you can decide what interests you and where you want to get started digging deeper.Then start listening the the BiggerPockets podcast with @Joshua Dorkin and @Brandon Turner.