@Ritch Bonisa  I looked at the Video @Matthew Jonovich   all in 69k.. they are little box's so I guess if that is what it turns out to bemy guess is land was less than 1k  morris making his 5k or so per deal builder making 10k per houses leaves about 50k to build 900 sq ft with no garage and no landscaping other than the city will probably make them throw grass seed.. rent probably wont make 900 in that area .. just because that's 200 over any thing else.

They have borderline harassed contractors we have sent to the house (pool service, landscaper, etc.) and we have caught them in several lies (verified). 

My tenant of 5 years has just vacated and there is much work involved such as:1- Replacing carpets2- Painting the interiors3- Replacing locks with Landlord Locks4- Replacing water heater that is 15+ years old.5- Landscape (removing/trimming trees) etc.6- Fixing light fixture7- Repair broken windows, install missing screensSecondly, I have a management company that is not very efficient in scheduling and arranging these repairs.

There is probably still around ~15k more to do (earthquake retrofit, minor stucco repair, landscape) before it is rent ready, long term.

He mentioned he was suing the HOA of the townhouse complex since maintaining the landscaping, clearing ice, snow and public spaces like the parking lot are the responsibility of the HOA. 10 months later, I get a letter from a Personal Injury attorney asking me to provide all of my liability and umbrella insurance policy and to cease all contact with my tenant...  

Example: he runs through a basic example of a 2k sqft house - more specifically, covering the 1) Kitchen 2) Bathrooms 3) Windows 4) Roof 5) Flooring 6) Trim/Doors and 7) Landscaping and he includes not only the cost of the individual materials, but labor spreads as well.

Landscaping can be done inexpensively adding some color against all the white or beige siding?

In addition to unpaid rents owed, we also addressed deductions to their security deposit funds for the following:$450 --- Landscape maintenance cleanup (violation of lease terms for their failure to maintain the exterior of the property during their tenancy)$300 --- Interior cleaning fee (they left without cleaning the interior of the property)$250 --- Smoke remediation (violation of lease terms --- failure to adhere to the non-smoking policy inside the home).

@Brie Schmidt is right most lenders don't generally like to lend to trusts or LLCs  (although the landscape is changing quickly) and all don't generally like entity changes after the loan is disbursed.

On my SFRs the tenant is responsible for landscape maintenance per our lease agreement.