She is also asking for money to pay for the landscaping she did (that she did not ask permission for) because she cannot dig up her flowers and get her landscaping timber in the winter.

Relocating kitchen, creating a bathroom out of thin air, replacing and moving all major mechanicals, improving electrical, siding, windows, roof, landscape; the works!

I can improve landscaping, put in new flooring, paint and so forth using Home Depot and get it done over time. 

It has now been determined that the same staff currently involved in the 34 could handle up to twice as many units (kitchen staff, mgmt, van driver landscape, etc.)

Rents are 10-15% below market, and there are a number of straight forward exterior items (signage, overgrown landscaping, new paint) that we plan to address as part of our turnaround strategy.

(Ultimately what pushed me into note investing as well) Before diving deep into it, the landscape could be changing quite a bit in the near future.

Detroit is not for everyone because it’s not to the point where it’s goin to reward the investors that doesn’t live here or doesn’t know the land scape and being born and raised here .

Would you remove it, or try to incorporate it into the landscape?

Should in this price that was paid , include landscaping costs , "materials , utilities , locksmith fees "?

Thank you Jeff.I have a ten year hold, then sell plan.I've estimated all Cap-ex  projects that could/may come up in that period, including interior and exterior repaints, septic systems, etc, etc.The question was more about the expenses that pop up at vacancy; such as landscaping touch up, extra cleaning, etc.In a perfect world, the tenant will leave the home perfect and I'll return the security deposit, and re-rent the home with no more than a months rent lost and some utilities and lawn care...We have inherited some 10+ year tenants, really love them!