The 6% vacancy rate is a good estimate, but local market fluctuations could affect rent.The HML terms (11.95% with 3 points) are high, so ensure a clear timeline for refinancing to minimize interest costs.

I would also have a general contractor take a look at the damage and get an estimate from them.

Your agent should be able to help with your deal analysis, consulting on whether a deal is good/bad, learning neighborhoods, estimating renovations, building your team, etc.

Do you typically take your insurance estimate, then multiply it by 3, and use that as an expense?

Then track the date a maintenance issue was reported, description of the problem, who it was assigned to, when it's estimated to be completed, when it was completed, date/amount paid, etc.It doesn't have to be fancy.

I estimate I lost probably 15k in the deal and taxes this year will tell for sure.

@Delroy WatsonI recommend connecting with @Jonathan Klemm to get an estimate.

It could be anything... a mistake in estimating, a cost overrun, or something like the place burns down and the insurance wasn't properly taken out, or theft (of the money outright) or theft of materials along the way.    

I suggest connecting with someone that can sit down with you and run each of these scenarios with estimated numbers to get a better idea of what is realistic and what isn't.

It is also something that pushes investors out not because the foundation but many of the underground problems that it could cause such plumbing.So when you find a house with such issues you have to estimate for your worst scenario.Happy to connect and guide you more.