Numbers not adding up

[Braden Coast]

I'm running numbers on potential rental property purchases and the monthly expenses beat out monthly income drastically. Am I being too conservative at 10%capex 10%repair&maintenance 10%property management and 10%vacancy. I'm gonna have to get one heck of a deal for these places to work out(read 25-30% off asking price)!! I've got some pdfs generated if you guys need to see my work