I am just beginning to analyze properties for my first investment property, but I am unsure of these four things:

• Vacancy - I am using 8%, but I am curious what others see in Bethlehem (18018/18015) since some research indicated a lower rates and others much higher.
• Leasing Up Costs - I am using 1 month's rent (while my wife and I will attempt to handle this we are still calculating it into our analysis since we live in NYC and will likely need some help here). Is this the norm for the Lehigh Valley?
• Utilities - It looks like the city requires the landlord to cover the cost of trash removal. What value are local investors using per unit and what utilities does it include (e.g. sewer, water, etc.)?
• Insurance - Do I need to contact an insurance agent for each property I am analyzing or is there an average I can use here? What do local investors estimate for this in their own analysis?

I am also including the following expenses:

• Property Management - 10% (We expect to do this ourselves, but are including it nonetheless)
• Maintenance - 10%
• CapEx - 10%
• Taxes - based on the listing, but would validate with the county if the deal warrants further due diligence. 

Am I missing anything?

Thanks,

Chad