@Moises Correa non conforming units are just part of the landscape here in Chicago, and with inventory being tight a lot of investors are finding more success with duplexes with a garden as opposed to a "legal" three unit.

But stuff like painting the exterior new siding and landscaping should come last in your long term strategy .if your getting 350$ a door you should reinvest capital back into the property so it doesn’t fall to pieces

Just avoid that type of landscape all together.  

  ( this is very LOW )   But I'm stuck with them until March 2019.Taxes ~$2200 / yr Insurance: $98 / moTenants pay Electric, Owner pays all others - gas (steam) heat, water, sewer, landscaping, snow removalI can easily raise these to 800+ in their current condition. 

Patience and due diligence are key.Stay adaptable and open to learning from each transaction.I'd be delighted to connect and help you navigate the Columbus real estate landscape.

. - significant landscaping differences that were not taken into account.

We are finishing up a BRRR and decided that a few raised bed garden boxes in the backyard would not only be cheap landscaping, but would really appeal to folks as everyone seems to be interested in raising their own food these days.

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..