It may be more for your property which will already negate your cash flow without anything being allocated for repairs, vacancy, and CapEx.

The penalty does seem high (3 months' rent to cover 60 days of vacancy), but that is what it said and you and your daughter agreed to it when you signed the lease.

But from the lenders I’m talking with two of them said they go off 25% that’s including capex and management and vacancy.

That is after all expenses: Vacancy, repairs, Management, evictions, Lawyers, Accountants, the list goes on and on.

Just make sure you set enough aside for capex, vacancies, unexpected insurance increase, taxes, tax professionals, and local considerations (excessive heat? 

If it is rated for a 3 bed, but it's not getting super regular use because of vacancy, then I don't know if I would be too worried about it.

Right now I have 2 tenants: a law student, and a travel nurse.I have been trying to fill my last vacancy, and needing to streamline my process when the eventual turnover occurs so I can fill vacancies much faster than what I do today.

One month of vacancy costs you the mortgage payment, utilities, landscaping, etc.

Of course, the virtual numbers that the tool spits out have to be validated "the old fashioned way" by confirming the assumptions the tool is making (comps for daily rental, occupancy, vacancy rate, seasonality, etc.) 

We self manage and we've had 0% vacancy, <1% late payment, all occupied at market rents.