Compare this cost to all the units are out of date, pool has a leak, property needs new landscaping and exterior painting.  

Added a putting green, fixed the pool, painted some rooms, changed up landscaping all around the exterior of the house, and hired a designer to make the place look really nice.

My father was working as landscaper and had to be up before the sun rose.

Can you have someone complete a maintence of the building check list monthly( caulking, landscape, windows, magic pacs, sidewalks , salt in the softner ... all the fun stuff. what i have found is the owner that has a system in place and makes it a priority has the best buildings. 

The lower interest rate on FHA loans and lower down payments would drastically increase my ROI but I don't know if that makes it a better idea.In case you couldn't tell, I'm just a touch impatient :PIt's taken a while to get this far and now that I'm here, I'm eager to reach my goals.So that's the landscape.

I put the gutters back on the house, removed all of the overgrown brush, added quarter round to the baseboards to cover the giant gaps left from previous owners removing the carpet, landscaped all of the property including planting four new trees and having a dead tree cut down, painted the kitchen cabinets and replaced all of the hardware, added quartz countertops, new sink, new faucet, new microwave vent hood, new dishwasher, painted bathroom cabinets, replaced all of the windows, etc.

The roof looks good but I need it checked, and I will also need 2 large trees removed and desert landscaping done front and back. 

Generally speaking this is why usually the landlord is responsible for lawn care and other common area expenses because getting tenants to do it unless there is some incentive will give you the "tragedy of the commons" where nobody will take care of certain areas.But with 14 rentals at that point I figure it is probably more cost effective to sign a service contract with a landscaper to do it all?

Pools have to be covered, landscape or important planst/flowers/gardens have to be protected, etc etc etc. 

We added plumbing, appliances, landscaping, and furniture Lessons learned?