Winter kills me on gas, heat.

My timeline is for next winter.

It might be a more balanced 4-6%.This isn't exactly what you're asking , but I just read the winter 2018 Fannie Mae report on multi-units in Denver (i.e.: apartment rentals).

Are you guys using 6.7% in vacancy, 10% in repairs, and 10% capitalization in SFH and duplex/triplex/fourplex in Winter Garden?

How can I practice perfecting rehab cost and ARV in Winter Garden?

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I'm thinking a cash offer in the winter months might help me get closer to those numbers. 

We have had a guest burn down a sauna and shed, forget to leave on the day of departure (twice, both resulting in forest ranger searches, ugh).

Winter is coming.

I normally don't go away more than a night or two but with the holidays and winter I tend to have longer times away.