I’m changing batteries in the smoke detectors and CO detectors, changing the air filter, looking at the backyard landscaping (which is on a watering system).

A landscaper alone will cost you $75-$100 a month, and chances are the management guy has nephew that he sends out to cut the grass.

I’m talking more than just slapping on some paint or fixing up the landscaping.

New roof, siding, trim, new wrap around porch, deck, everything exterior down to the landscaping. 

You also have a copy of our written agreement to make certain improvements to the landscaping at your expense. 

I had tenants yell at my landscaper this summer for “mowing their lawn”, then the same tenants demanded I mow the lawn.

@Tj Hines I've heard this before but the problem I see with this is that even though you "control" the HOA due to the number of seats you would have at the voting table...if they other residents don't pay special assessments for redoing landscaping, parking lots, driveways, etc. then you are stuck with the bill or worse a community that you can't sell. 

I realize I’d likely have to pay pm fees, pool, landscaping out of pocket for on average 500-600 a month with about 4K per year or so to cover gaps in rent and or resigns, etc.We thought this was going to be the forever home. 

I realize I’d likely have to pay pm fees, pool, landscaping out of pocket for on average 500-600 a month with about 4K per year or so to cover gaps in rent and or resigns, etc.We thought this was going to be the forever home. 

The 50% rule is just a general rule of thumb and you would be much better off breaking down the numbers and calculating mortgage (+insurance and taxes), capex, maintenance, vacancies, utilities, landscaping, property management etc.