Are the vacancy, maintenance, property management, cap ex also being factored in with those expenses?

Then, make sure you factor in the additional investment for your repairs, and make sure you pay low enough to make a spread.For example, lets say you are looking at $250K homes that need $20K of work

That's a big factor in your operation expenses. 

That might be the driving factor for making this decision.

Technology and social changes are the most determining factors for respondents. 91% believe that technology will change the way we use real estate assets.Cars without driver and incremental use of car sharing, will free the space in the cities, with less space necessary for car parks.The Internet will definitely modify the real estate business, both in retail and residential.The 3-D printers will provoke that it will not be necessary to store products, nor even to move them, since they can be generated at the desired time and place.The analysis of data allows a better understanding of the behavior of potential customers, as well as measuring the experience in the process and the satisfaction of those who are already customers.

If I put the entire 32k toward a down payment on a 400k multi unit, total monthly would now be $2500 or so - likely still able to house hack and it would be VERY close on the cash flow (depends on a myriad of factors).  

The website only factors in up to 5+ years on the items, not that the HVAC is 21 years old and probably won't make it through the year. 

Lots of factors fuel a crash.

And should required reserves for a property be factored in to calculations for CoC and/or IRR? 

Would love to get some opinions before agreeing to purchase this.Purchase Price: $89,000Purchase Costs (with 10% down): $11,000Estimate Repair\Upgrade Costs: $25,000Total Cash Investment: $36,000Unit 1 Estimated Monthly Income: $950Unit 2 Estimated Monthly Income: $525Unit 3 (storage) Estimate Monthly Income: $100Total Monthly Income: $1,57520% of rent for repairs\capex\vacancy: $315Net Monthly Income: $1,260Monthly PITI: $710Net Monthly Income after expenses and PITI: $550Yearly Total Income $6,600Total Cash Investment: $36,000Cash-on-Cash Return from cashflow alone: 18.3%Please note that at the price points for rent, after the upgrades I'll do, I'm not planning on including any utilities or lawn care with the rent, so that would be the tenants' responsibility, in case you're wondering why I didn't factor that into the analysis.