Then I decided that what I needed was some diversity... my cash flowing deals were great and I had reached my goals but these places I bought would never appreciate much, so I bought a couple of Airbnb places (one in the Ozarks and one in Bonita Springs FL)The one in Bonita closed I December of 2020 and I opted to keep it as Airbnb but put on the market as well, it is currently under contract for almost $100k more than I bought it forSo for me the trip just took steps based on my feeling that I needed to diversify my holdings from all cash flow, to a flip when that math makes more sense and finally some Airbnb for appreciation in hot markets.

Reduce the amount of grass and add low maintenance plants such as decorative grasses with landscape fabric and mulch or native plants that don't require a lot of water. 

So I look for properties like the present one, and I would walk away from a property that exceeded the 1% rule but was located between Four Seasons Total Landscaping and the crematorium.I wonder what you look for to identify properties with strong inherent value.

Toledo is also a good rental market in regards to our diverse tenant base, price to rent ratio, and multiple multi-family opportunities.

Does anyone have any suggestions for landlord friendly landscaping companies?

@Mike Shulman - are you paying for any common area lighting, lawn care/landscaping, etc? 

Then you'll have additional costs getting it furnished, marketing, landscaping, utilities, etc.It's hard to help you without seeing actual property and numbers.

My background is diverse with a mix of construction, military, and property insurance.

We have a diverse economic base with one of the best hospitals in the country, Promedica.

The changing landscape of local politics means that a local commission or board can cap/cancel/ban STR's with minimal input from the community.