we are in the Southern California área and thinking in putting either artificial turf or natural sod grass( the one is already grown) in the frontyard , it’s arpund 312 sf and estimates are like 440 dlls natural sod grass and 3400 dlls artificial turf with 0% financing options ( about 258 dlls monthly payments for a year)... some advise based on your experience(how about children’s, pets , maintenance, water bills, heat etc) and info you would know also... thanks blessings!!

I have searched up and down the forums but I am only finding topics that discuss reserve amounts for "PITI" and some other smaller maintenance items.

Annual Gross rents: $63,600; Annual Expenses (insur, utils, repairs/maint, city fees, management fees, prop tax): $17,483; 20% down pmt: $140k, mortgage: $560k, estimated pmt: $3650 (includes taxes, insur);  Based on this, the NOI = $46,117 - total exp of $17,483 - debt svc of $43,800 makes for a DSCR of 1.05.

How can I find an onsite property manager (or a married couple) who would live on site, do the leasing and manage the maintenance and unit turns? 

Steve Ferguson is another highly recommended but he doesn't have his own people to do maintenance and repairs so hes paying top market prices for that stuff and he charges half months rent for new tenants.

Please see my response above for some more info on the properties.Andrey,  While not entirely kosher I am taking the 15k portion as an incremental investment-it requires no additional services or maintenance and if you are getting that extra rent from the 15k then it meets the 2% rule-300/mo is equal to 2% of the 15k.

We tried to eliminate deferred maintenance. 

Are you assuming holding no reserves for maintenance or capex since you just refurbished everything?

Only thing saving keeping me afloat is the fact that other units are working w/o a hitch like clockwork, and there haven't been any big maintenance bills. 

Are any of these website offering a subscription and annual fees good for the use of finding properties?