Simple things like larger trash can options or having a pool or lawn (constantly need to be refilled / watered) can greatly affect those numbers.Electric can vary widely too based on AC age, efficiency of house (wood vs. stucco), and living habits of the tenants.

We are going to look for a simple single family home a decent neighborhood, habitable in need of some simple repairs $5k or less, and cash flow more than $50 dollars/month on a 15 year fixed rate mortgage.

It would be a good exercise to do some mystery shopping and tour your competition.Don't worry, it's not as difficult as you may think once you get into the habit of checking your comps for a couple weeks - you'll get the hang quickly.

Old habits are hard to break.

Better than unusual tenant habits. 

No harm no foul

Cycles, history, bad habits, poor decisions, etc. repeat themselves (unless personal growth is the goal).

Failing to do so will harm the seller.

If however she is stupid there is no harm in trying as long as you stay, in total, below your top price.

Originally posted by @David Zheng:@Caleb Heimsoth If Elon can do it, I can do itWhile technically true he’s also been in the news for some not so great tbings lately, likely made worse by his bad sleeping habits... just something to think about.