Analyzing expenses - include PM leasing fee?

[Will Gates]

Good day!

When you're all considering calculations.. do you factor in the leasing fee (typically around 100% of a month's rent -so on a monthly calculation it'd be 1/12th of a month's rent assuming 12 month leases) in addition to the PM monthly fee, too?

When analyzing a potential deal, I've been factoring in the following:

leasing fee (1/12th rent per month) 

PM Fee + 7.5% CapEx 
7.5% Repairs
Principle + Interest
Taxes/month
Insurance/mo 
Vacancy (10%)...
going with the thought that tenants in single family rentals will be responsible for mowing the lawn and all utilities written into PM contract. (or should I not do this?)

Is this too strict in terms of analyzing? Or should I also factor in utility costs, too?

Right now, I'm not finding a lot of viable options based on asking prices + market/estimated rents using these numbers... experienced folks...thoughts?

Thank you!!