There are several affordable markets that will cash flow but for long term asset stability and value, you should look for markets that have growing populations, growing jobs, modern/diverse economies that are landlord friendly with low to moderate property taxes.

The population has been growing here year over year over the last decade, it is home to The Ohio State University which has over 50,000 students that live here along with those that visit, and it also holds a diverse range of young professionals and traveling nurses to fill the demand of the multiple business corporations and hospitals stationed here.

I don't see any expenses for landscaping.

Did you tell her you'd landscape it when she rented it? 

You may learn from the landscaper that he’s been recommending irrigation or well repairs for a long time, an issue that was not disclosed to you.

If it's a flip, I'd say the kitchen and bath, as well as the floors and landscaping. 

House price 800,000$ With FHA loan 3.5% down 28,000$ plus closing costs 10000$ approx Two family home 3 bd 1 bath on top can be rented between 3000-3500$ 2bd on first floor which we gonna live after one year can be rented at 2500-2750$ Basement which I would like to make another unit (illegal) one bd can be rented for 1500$ taxes 1473$ a month Insurance 630$ because FHA loan water about 80-100 a month Grass landscape 80$ a month Repairs 250$ month Cap ex 5% Vacancy 5% does it make sense to buy this house for house hack 1 year and then get out rent the other unit and cash flow about 1000$ a month?

Yes, we upgraded it from builder grade by adding nice LPV flooring, changing the paint color and landscaping.

This was a new build, so I have not added value to it yet. but landscaping is subpar for the area so when we move we will ensure that is up to par and rent it out.

I had all the subs lined up for the job and did the landscaping on my own.