Interested in getting quotes for a sfh rehab in the Columbus area, but not sure if I should be getting quotes for each item on my to do list or if I should have it quoted as a package and hire one GC.

@Mel Nutter Since it's in your lease agreement, you have a few possible options:1)  Have your PM talk to the tenants and remind them it's their obligation to water/maintain the lawn2)  Have your PM serve the tenant with a Notice to Perform Covenant or Quit (the covenant they need to perform is maintaining the lawn)3)  IF your lease agreement allows for it, hire someone to maintain the lawn and bill the tenant for the cost  (Note: My lease agreement says "Tenant's failure to maintain any item for which Tenant is responsible shall give Landlord the right to hire someone to perform such maintenance and charge Tenant to cover the cost of such maintenance." 

We literally had some items that we “expected” were supposed to be done like building a closet when framing in a room when we figured we would get shelves and a clothes hanger right?

Taxpayers can now expense items less than $2,500. 

Usually for a case like this where the tenant is basically committed by the court, for care, it takes like 1-2 months to get the apartment released, and items figured out by family ..I'd do as much as possible to get this resolved without eviction action. 

I factor those two items into my operating cost.

One was a recent purchase and the latest owner didn't maintain it that well so I had a few items come up in one inspection that needed repair.  

But if you accrue for this line item at least some money is going towards emergencies from the beginning. 

As to capex - routine maintenance can lower these costs, like changing oil in your car... but the big ticket items will still come up and eat years of cash flow.

This is due to items like the capital expenditures that you mentioned and the overall use of leverage on your money.