Landscape. 

Besides redoing the entire inside, I plan to paint outside, install new cedar/cable railing, redo roof with metal, replace doors and windows, paint, and remove and replace landscaping without big trees.

With the rent that I collect, I use that to cover maintenance/insurance/tax/utilities/landscaping anything else that comes up.

Vacant properties or properties that are in difficult neighborhoods with difficult tenant demographics are not where most property managers care to be.

For those of you, outside of Allentown, any tips around running a successful direct mail campaign in this kind of demographic?

Newspaper classifieds work well but typically results in an older demographic.  

I need recommendations on;Mortgage broker Property management General contractor - Full rehabsRealtor Attorney CPA Insurance agent Landscaper Please share your best.

I get the vibe that it is a vastly different demographic (in terms of job stability & crime) than what I am used to out here in Reno, NV. 

. $7 ($7,000 total); Useful life 20 years (240 months) = monthly roof CapEx accrual ($7000/240) = (a) $29.17 Water Heater - replacement cost of $1,000; Useful life 10 years (120 months) = monthly water heater CapEx accrual ($1000/120) = (b) $8.33Kitchen Appliances - replacement cost of $1,000; Useful life 10 years (120 months) = monthly kitchen appliances CapEx accrual ($1000/120) = (c) $8.33Driveway/Parking Lot - replacement cost $5,000; Useful life 50 years (600 months) = monthly driveway/parking lot CapEx ($5,000/600) = (d) $8.33HVAC - replacement cost $3,000; Useful life 10 years (120 months) = monthly HVAC CapEx ($3000/120) = (e) $25Flooring - replacement cost $2,000; Useful life 5 years (60 months) = monthly flooring CapEx ($2,000/60) = (f) $33.33Plumbing - replacement cost $3,000; useful life 30 years (360 months) = monthly plumbing CapEx ($3,000/360) = (g) $8.33Windows - replacement cost $5,000; useful life 30 years (360 months) = monthly windows CapEx ($5,000/360) = (h) $13.89Paint - replacement cost $2,500; useful life 5 years (60 months) = monthly paint CapEx ($2,500/60) = (i) $41.67Cabinets/Counters - replacement cost $3,000; useful life 20 years (240 months) = monthly cabinets/counters CapEx ($3,000/240) = (j) $12.50Structure (foundation/framing) - replacement cost $10,000; useful life 50 years (600 months) = monthly structure CapEx ($10,000/600) = (k) $16.67Components (garage door, etc) - replacement cost $1,000; useful life 10 years (120 months) = monthly component CapEx ($1,000/120) = (l) $8.33Landscaping - replacement cost $1,000useful life 10 years (120 months) = monthly landscaping CapEx ($1,000/120) = (m) $8.33Sum of (a) through (m) = apx $214/mo for my CapEx accrual - Does my approach make sense and does it seem reasonable?

Most landscapers plow snow.