"Deciding" to artificially lower these amounts in order to qualify for a mortgage is otherwise known as mortgage fraud.

I feel stuck.The "best" bid so far for lawn care is $1750 for the 5 month season.  

Here is a link if you want to check it out https://www.entrepreneur.com/article/245311 at the time I was a do it all landlord......I mowed lawns, vetted tenants, picked up rent, if you can name it I did it.

.: $850 Other Expenses (maint, capx, lawn, snow, etc.) $411 NOI $2,639 monthly NOI: $31,668 yearI inform the seller that is a little out of my budget with traditional financing as I was looking at that SFR only but asked if they would be willing to provide seller financing.

When you buy with cash most of what you are seeing is artificial cash flow from your own equity and does not represent the cash flow from the property itself.

However, this could be a trap if a large loss to lease is apparent in the financials due to artificially high market rents.

Think of 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.

Who is responsible for lawn care/snow removal?

A lot of landlords routinely change furnace filters and drive by to make sure the lawn is being mowed.

Make sure the fence is in good shape prior to move-in and make the maintenance the tenant's responsibility, just like lawn-care.