We did some light renovations on the unit to pretty it up as best we could, marketed it in as many ways I knew how, and listed pretty close to market, maybe slightly below.

I wouldn’t consider a large MF for less then 3.5% or higher, you just can’t pay to keep the lights on less then that with strong staff and technology.   

I was apart of building my family’s house about a decade ago, though that was sometime I still remember laying rock for the foundation, helping with the plumbing, wiring the outlets and light switches, putting up the Tyvek and putting in the insulation.Please message me if your interested!

Plus some minor landscaping.

There is a application to fill out and the city will typically require a site plan, floor plan, building elevations and sometimes a landscape plan.

Your expenses are 15% light.

DOM (Days on Market)No comps, or comps are too variedActive vs. pending ratioHigh tax assessment to value ratioInsurance:Property in flood plain or zone and on flood map requiring insuranceCLUE report, uninsurable or difficult to insureInsurance escrow or notLapse, adequacy of coverageProperty:SquattersFunctional ObsolescenceSeptic, onsite systemsWellLead or galvanized plumbingTerracotta sewerProperty preservationStructural damage (expansion cracks, main beams)Landscaping issues: retaining walls, bamboo, soil shifting, etc.No permitsIllegal BR size < 70 sq.

I pay approx 1/2 that rate for my rentals.The others are correct though, you factored light for repairs and missed Cap ex and vacancy.

Planning on having the whole exterior done next but will be paying to get it done and will be changing the colors from light beige and white to grays.

My question is simple, how much money should I spend on landscaping as it is something that obviously doesn't drive home or rent value up all that much... is it THAT important to tenants?