My hurdle rate has always been 15% IRR assuming a 2% annual appreciation rate (I understand that is low but I like to be pretty conservative buy and hold investor). 

That said, I also pay an annual "seat" license to my PM in addition to the 10% of gross rents. 

just like you likely do with your 401k (through consistent payroll deductions) or an IRA through annual contributions, if not monthly.  

Everyone recommends Quickbooks, yet it is not a one-size-fits-all solution esp. when its annual price can be $1000+.

Those that respond “$0” or something ridiculous, you can request income documentation from them to justify.Don’t be afraid to share with them how much your property taxes & Insurance increased and that YOU cannot afford to absorb them.ALWAYS get an increase or something of value annually when rents are increasing or tenants will start thinking they should never have an increase, making future increases that much more difficult to negotiate.

I always think 3-5 % is the annual appreciation to go when I analyze deals.

And you have no risk of evictions and, depending on your management company, you get most of your damages covered even.So I'm wondering if maybe investors just need to see the actual proformas and what these numbers look like with some basic assumptions (i.e. annual rent increases, annual appreciation) to really hit home how good these numbers truly are.   

She provided what repairs the houses need or don't need.Insurance ran her close to $14,000.00 annually

Unless I did go wrong somewhere.Monthly cash flow: -$8,830The income: $2,500/moExpenses: $11,330CoC ROI: -129.48%5 Year annualized return: 0.00%Mortgage Payment: $3,015.49Loan Details: Total Cash Needed is $81,841I think I input everything correctly.

I am trying to find a reputable realtor / agent who will help me place tenants, but also be able to help with semi-annual / annual walkthroughs (for a fee of course).