Maybe im too conservative when running my analysis and overlooking good opportunities?

I'm planning to turn at least one of the 1/1's into a vacation rental which should earn at least 1200/mo (very conservative estimate, probably higher).Purchase price: 295,000Down payment: 25%, $73,750Loan term: 30 yearsInterest rate: 5.375%P&I: $1238.94/moClosing costs: $2800Gross scheduled income: currently $2650/mo, I'm planning on $3000/mo minimum with STR, so $36,000/yearLess Vacancy/Repairs: 10% = $3600*Gross Operating Income: $32,400Less taxes ($4700 (high estimate)), Insurance ($900), and Water/Sewer ($1800):  $7400Net Operating Income: $25,000Less Debt Service: $14,867Before Tax Cash Flow: $10,133CAP rate: 8.47%COC: 13.24%*yes, I know that's low for Vacancy/Repairs/CapEx, thats because we do our own work and management.  

We bought it at a good price for the market we were in ($130k and we project selling for $250 on the conservative side) mainly because we knew that we were new to this game and would most likely make all the rookie mistakes.

Using the conservative low sale price of $500K this would net me about $170K to use as a down payment on something much larger in a more up and coming area.

Originally posted by @Jimmy O'Connor:@Dennis Dahlberg hahahaha not offended at all, I'm a big boy and can handle a lack of sugarcoat. my licensed team is known for being conservative with ARV's and generous with Rehabs since we go more for quantity rather than trying to inflate our fee lie and scum our way to doing one wholesale that year to pay the salary but we have run into issues from buying properties from other wholesalers so I'm not surprised that you feel that way.You're actually the reason I made this post and the audience I am trying to break through to since wholesaling can be done honestly and efficiently where I can retain repeat investors like @James Masotti and @Brian Pulaski. 

If this money is conserved, it will go a long way toward your second purchase when you move out in one year or so.House hacking is my favorite way for investors to start, good job with the plan. 

@Sammy Lyon It's hard to suggest coverages if we don't know how much risk you want to take, but I will assume with you being out of state, you want to be more conservative. 

Especially for a front-ended note with a conservative LTV.That said, how would I DECREASE the note buyer's return to a more reasonable 12% or so? 

I call it being prepared, but really I'm hugging the shore out of fear.My advice is to be conservative in your first deal.

In order to conserve capital on my end I have a couple people that are interested in helping partially finance the down payment.