New landscaping - drought tolerant landscaping can look great and save a lot on water bills.

I know of one VERY successful investor holding thousands of units that started with Lawn care and landscaping. 

But I'd love to have the 14,000 hours back he's spent replacing all the main drain lines, replacing the giant fence (posts also need to be replaced almost yearly due to high water table), laying all new concrete driveways and sidewalks, the 8+ remodels across the various units, the new roof and gutters, the windows he's replaced, the grinding/caulking/sanding/priming/texturing/painting of the billion and a half cracks in the plaster interior walls due to the poor underlying structure, the loads of landscaping installed specifically for a needy tenant who moved out after a few months (Cypress trees?  

On the buyer side, the agent might be a bit more willing to drive across town to video conference you in to a listing or something, but frankly it doesn't make that much of a difference.As a personal example, on the properties I list for clients I generally put $500-1000 of my own money into it through cleaning, landscaping, marketing, or other things the property needs to secure top dollar.

It's been about a month since I complained, and they are still trying to get "real before and after" pictures.I highly recommend, if you are local to find your own work crew for after-hours emergencies and routine repairs and snow removal and landscaping, and manage your own finances.

I am willing to drive for dollars, fix rental's ( very handy w/ tools) , run errands ,  and clean/install toilets, light carpentry, painting, landscaping, hauling materials.

. ~10k closing costs, ~13k renovation (repaint bottom unit, swap out carpet for vinyl on 3 beds, closets redone, and landscaping done on the yard for both units). 

As time allows, do some simple upgrades- landscaping, painting, flooring, etc.

I was originally planning on BRRRR this project as I felt the comps could be somewhere in the $450k ARV range after only minor improvements (Kitchen, roofing, new fence, landscaping and potentially 1 bathroom remodel).

You zoomed in on a cracked driveway full of weeds and a fence that looks like it is going to fall down at any moment with bad landscaping.