I'd say about sub 20% are truly great, maybe closer to 10%.Finding a truly qualified, legit investor-friendly agent is a unicorn.

One property with propane pool heat and just a gas fire place I used 1,150 gallons last year (x $3.29 a gallon).Do you have a large area needing grass cut or small area?

There are VERY LOW MARGIN in new construction...it's a volume game, not a one-off game.For reference, we did a framed single family with a front brick veneer in Bucktown in 2020 sold in 2021 for $179/SF....we probably should have been closer to $165/SF but had some lessons learned.  

She replies " I thought you were kidding "  No I wasnt kidding you cut the grass .  

If we didn't renovate I'd expect to be closer to 1600 and 1850. 

That will jump to maybe 1000 when it gets closer to summer.

Just as examples:1) You drive by and see the grass is overgrown, making the house look abandoned2) You have a friend mystery shop your own house and learn the realtor is not returning calls3) You go looking at other properties for sale in that community and learn that your price is way to high for a 2/1

As you get closer and closer to reinvesting your cashflows at 9.5% on a monthly basis, your CAGR will get closer and closer to your yield. 

Grass is generally not greener. 

Land closer in; usually more expensive, but easier to rent.