The new landscaped front and back yards are lined with freshly trimmed fruit trees, rose bushes & succulents.

To improve the look I would look, more or less in order, at: fixing that left (facing) front gutter, shrubbing up the landscaping and the front facade--it looks really grotty--and seeing if you could get rid of that scruff yellow look.

Last year I wrote off foundation repairs, landscaping, maintenance, and general supplies which added up to around $30k in deductions.

Eliminated poor management company made improvements to property parking lot, signs and landscaping and restructuring leases from gross to modified gross What was the outcome?

Completely fix and re-texture sheetrock in the entire house Fresh paintNew flooringNew lighting New shower and tub in guest bathAll new doorsNew base and trimNew appliances Scraped all popcorn Fresh landscaping

Updated landscaping for lower maintenance.

When I owned properties in Houston and Atlanta it seemed that I was always replacing: roofs, siding, wooden windows and dealing with landscaping issues.

Here are some quick numbers on this deal:Annual Estimated Rent: $38,400 Annual Estimated Expenses: $47,080 (breakout below)Debt Service (Assuming 20% down and 5.5% interest rate at $460K purchase price: $25,200, Taxes: $10,000, HOA: $2,350, Insurance: $1,850, Property Management (10%): $3,840, Vacancy (5%): $1,920, Repairs/Maintenance (5%): $1,920Now, your actuals might be different, and you would have to add in if you are paying for anything like utilities, internet, landscaping, etc.

Rehabbed the other unit and raised rents from $950 to $1500-Tons of landscaping done.

There are benefits to an HOA, if it is a good one:  Possible shared utilities, construction standards, landscape standards.