Second is tenant vacates as soon as possible, and remains responsible for timely rent payments, utility payments, lawn care, cleaning, etc during the period that we prepare and attempt to re-let the unit.

Back before we started including lawn care in all of our properties, maybe 10% of the tenants did a passable job on lawn care.

Or it could be artificial like bad pictures, scrubby yard, or some other $1,000 problem.

They also have us to around 3000 sq/ft of lawn or outdoor space. 

Really no idea at the time except it might cashflow soon.Regret is that the HOA is a pain to deal with, but it's a good place overall if tenants are good with keeping the lawn nice.

This will depend on size and age of home etc.b) Utilities/Monthly costs - $120 cable, $300 electric, $100 water/sewer/trash, $120 lawn, $150 pool (if applicable), $30 pest control. 

If everything is separately metered, then my tenants pay the utiltiesIf it's not separately metered, then I pay the utilties and charge higher rent to offset the additional costs.I always pay for trash, snow removal and lawn care on my multi-units. 

Consider all the things that could go wrong and see if the lease addresses them: unauthorized pets or tenants, early termination, security deposit, lease violations, late rent, eviction, lawn maintenance, parking, etc.5.

Then deduct taxes, insurance, maintenance, cap ex, vacancy, utilities, trash, lawn/snow, etc.

I'll probably make the switch on a different provider, but he also does the lawn care for me as well.