My top two indicators are.1) Consistent Population Growth2) Stable below-average unemployment statistics or at least a three-year trend of declining unemployment numbers that are now below national averages.   

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.

It’s fairly accurate projections as they have a 95% statistical confidence which means they have a 5% chance of being wrong.

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.