Some of the paper did not lay flat and where it was not totally covered in glue the color changed when stain was added.

Even if you trim down my allowances, the best you might accomplish (on paper) is a break even ... but you would be setting yourself up for an expensive lesson.Now, this house may work as "rent to own", but you would need to qualify a candidate who would like to own it; rent to them for $750/mth and sell them an option to purchase the house in X months/years at a price to be set now.     

I'm not changing layout at all, just replacing plants, mulch and pea-gravel.

Sounds good on paper but always noise issues, shared utilities, yards, garages everything becomes a bone of contention.For conversions, there are codes issues with the separation of living quarters and fire suppression.

You should have a fully executed contract that you have reviewed with the tenant and performed walk through, this is also the best time to lay out expectations.

I might also include a payment history to lay out when they pay their rent and what it has cost them to be late. 

That's about $2600 a month for NOI, and for a DCR of 1.25, I calculated about $400 - $500 net profit per month after debt service, give or take.My calculations on paper are much more detailed but still have a lot of estimates.

He had a man that was never even a tenant (they had just filed eviction papers on the girlfriend) burst into his office screaming and threatening his staff. 

I used to draw floorplans on graph paper when I was 12. 

I need to see what the proposal would look like on paper.