No realtors or endless showings.  88% of asking (very specific number with no zeroes)Be the bank.  10% down, market rates, payment of $600 per month automatically to you from a local servicing bank.  95% of asking price, but no zeroes.Lease option. 30 months, $600 a month 1.5% consideration.

Causing my operating expenses to increase, stripping my already tight $100/month cash flow. 

If current Hoa fee plus double the increase monthly Hoa fee is a number you can live with, go for it.

Provide the lawn mower and snow blower, increase rent or add fee.2.

Raising the rent $75 per month, per year, every year is damn steep increase.

You can always find ways to increase your income, but not your time. 

Not a big business but still we take care of both sides properly to avoid turn over rates to increase more return to the owners by taking care of tenants quickly and rightly.

You will increase your cash flow investing in multi unit purpose built properties and will likely be looking at a commercial mortgage.Purpose built multi unit rentals is you best option to grow your investments and your income. 

Given I'm looking for buy and hold for over 10 years would you recommend this deal as good deal.If I assume conservative 1% appreciation and 2% rent increase, I get around overall 9.5% return over 10 years.  

You'll need to run sprinklers throughout the house (costly for a number of reasons, especially if you have to increase the water main size), have an enclosed trash area with a drain, have electrical exist signs at the egress points in the house, and they will ultimately require you to become ADA compliant.