They have actually technically improved the property by pulling out the old shrubs and improving the landscaping on the property greatly.

We remodeled all the bathrooms, installed new carpet/flooring, replaced both furnaces and an AC unit, painted walls and trim, and updated landscaping.

I have been learning so much, so fast, that I forget sometimes to slow down and remember who I am in the scheme of our current neo-liberal economic landscape. 

As mentioned earlier, Leander has the Apple growth as a big impact but Round Rock has the HWY 35 corridor expansion, new water park expansion etc.  

I have contractors who work for me regularly who are happy to help- plumbers, electricians, landscapers, etc.

In short, as counter-intuitive as it may seem, just do all the superficial stuff that'll impress these bozos: paint, countertops, appliances, fixtures, hardware, staging, fencing, landscaping, etc. 

Additionally, I feel interest in property from other people (guy who owns the dumpster company they are using, landscaper, etc.)

Thats because the taxes go up, or needs better landscaping, or needs more payroll, better insurance, etc.Conversely, we'll buy 5 caps on in place and they'll be 5.75% cap on year 1 proforma, same reasons but the opposite (minus taxes).Also, you'll see deals being sold as a 6 cap tax adjusted, but they took all the T-12 expenses and adjusted them to "market".I've also seen deals that run their R&M at like $80 a door when market is like $400-500, but their below the line Capex is $1000 a unit.

WAIVER OR EXPANSION OF DUTIES AND REMEDIES and Security Deposits. 

@David Wilson if your a doctor hire a pm, Need yah saving lives, not calling the landscaper