Cut back tons of overgrowth, added new exterior paint, new front porch, landscaping, sidewalks around house, new water heater, improved drainage, and set plans for rent increases over the next 1-2 years.

I need to set up an HOA to manage the easement on the driveway (snow removal, maybe landscaping).  

I’d anticipate purchasing the fixer up for between 70-85k putting a financed 40-45k worth of renovations into it (ideally only cosmetic; flooring, knocking out walls for open concept kitchen, new windows, doors, bathroom update and possible addition of a bathroom, recessed lighting, minimal landscaping and hvac if necessary) in an effort to sell no less than 150k.

I’m changing batteries in the smoke detectors and CO detectors, changing the air filter, looking at the backyard landscaping (which is on a watering system).

A landscaper alone will cost you $75-$100 a month, and chances are the management guy has nephew that he sends out to cut the grass.

I’m talking more than just slapping on some paint or fixing up the landscaping.

New roof, siding, trim, new wrap around porch, deck, everything exterior down to the landscaping. 

You also have a copy of our written agreement to make certain improvements to the landscaping at your expense. 

I had tenants yell at my landscaper this summer for “mowing their lawn”, then the same tenants demanded I mow the lawn.

@Tj Hines I've heard this before but the problem I see with this is that even though you "control" the HOA due to the number of seats you would have at the voting table...if they other residents don't pay special assessments for redoing landscaping, parking lots, driveways, etc. then you are stuck with the bill or worse a community that you can't sell.