. ~10k closing costs, ~13k renovation (repaint bottom unit, swap out carpet for vinyl on 3 beds, closets redone, and landscaping done on the yard for both units). 

As time allows, do some simple upgrades- landscaping, painting, flooring, etc.

I was originally planning on BRRRR this project as I felt the comps could be somewhere in the $450k ARV range after only minor improvements (Kitchen, roofing, new fence, landscaping and potentially 1 bathroom remodel).

You zoomed in on a cracked driveway full of weeds and a fence that looks like it is going to fall down at any moment with bad landscaping. 

Updating with LVP, newer finishes, updated hardware, plumbing and bathroom, fresh paint, landscaping.

Allow one of the tenants to get a rate reduction for maintaining the landscaping.5) Once the property is fully leased out and seasoned, sell off to a REIT.6) Rinse and repeat.

so far just redid the flooring and landscaping. considering upgrading kitchen and bathrooms.

Tile roofs, stucco siding, desert landscaping, etc. contribute to our low average annual maintenance cost of around $450.New homes are typically more expensive than existing ones, and the property tax is also higher.

It may be worth it if you have dozens of property and you do a lot of maintenance, appliance replacement, and landscape work on them yourself. 

I wouldn't even think of doing 'landscape planning/architecture' in this environment without first flooding the place, seeing where the water flows v. where it pools.