I am able to command higher rents and have found that the extra rent I bring in during the warmer months offsets the higher costs in the winter.

Rentometer is a free service for users that need a few reports and you have exceeded that limit.

To answer your questions above I can say I use 8% for vacancy (and tweak up or down based on area), I do pay for Prop Mgmt and yes I save for CapEx (and maintenance for that matter)I have built a BRRR calculator that you can find in my files here: https://www.biggerpockets.com/files/user/peeklayI also did a video showing how to use it with a real world wholesale deal that I analyzed. you can find more info in my post here: https://www.biggerpockets.com/forums/61/topics/219427-brrrr-calculator-analyzer

I'm an agent here in Ocala and a user on BP.

The worse the condition and appearance the lower the rent the property will command.

rural smaller towns in IN you have to be careful as well  and again you want to buy where you can command 850 to 1200 rents.. buying in these markets and having rents sub 700 is just asking for trouble IE consistent cash flow Also if you want to take the time look at the recent Morris invest thread.. all the top turn key companies chim in on why 40k turn key is not sustainable or advisable.Its one thing for you to BRRR them .. buy doing that your probably into the home at least 10 to 20k less than buying it from a rehabber that did all the work for you... so you can move up in quality both in asset and tenant.

@Charlie John Agree with you here, but he is a heavy user.

GPARs are a bit more user friendly and many appraisers charge a bit less for them.Good luck!

Brand new user here from Brooklyn, Ny.

@Nikki Stoddart check the Tools--FilePlace as here are two I found for CA:https://www.biggerpockets.com/files/user/JOBEARD/f...https://www.biggerpockets.com/files/user/FJR/file/...Hopefully that helps!