@Austin The first question I'd ask is: Does the landscaping affect your ability to rent the property or achieve the rents you are targeting?

I was in a similar situation earlier this year, I had tenants that were paying under market rent and I didn’t want to increase it too much, so I raised it a bit but had one take over plowing and another take over landscapping for a small rent reduction. 

Those properties tend to be first to fall as when interest rates hopefully drop in coming years more of the better built vintage homes with larger lots and mature landscaping are put on the market.

If there is one, does the HOA cover exterior maintenance and landscaping?.

I had been thinking about moving into it for 18 months (avoiding capital gains) - and selling my other home, anyway - while I finished up landscaping and such.The market where I live is schizophrenic (prices are all over the map) - and I'm not impressed with the small pool of realtors that work in up here (northern (like two minutes from Canada) New York) .

I've been involved in several areas of residential contracting, and have owned businesses such as remodeling, paint contracting, and landscaping.

I then subtract an assumed $20K for repairs (paint, carpet, seller's lies about repair costs, landscaping, etc.).  

So this property needs some work (cosmetic, paint, updated fixtures, landscape, hip styling) and I can get a loan for it and pay for the rehab expenses out of pocket.

I ran some comps and the price is in the ballpark The house needs some TLC (paint, landscaping, carpet) there are no major problems that I can see. 

, interior paint, appliances, landscape, chimney sweep and roof, with some brick work.