(keep in mind the $116k is all net...so after you allot for all expenses and portion for cash reserves, etc...this is strictly profit)If you take a salary, then, breaking each property's profit up individually, would you take a percentage across the board or a flat dollar amount per strategy?

I have wasted allot of money in delays because I am not there so I advise waiting for that kind of investing and only go with turn key places already in motion.....best of luck...By the Way, 1-4 plex can be used for a VA loan so long as you or your wife owner occupy...  

My price is directly derived from my valuation, and these owners have mentioned that the cap ex, maintenance  and management allotments are to high(I'm using the standard %'s) which makes my offer to low.

I'd say self manage to learn the in's and outs.Shop your PM's continuously.. bookmark and build relationships to use down the line as you plan on scaling out.Beauty is you will know what to look for when you eventually hire out..........you've done it yourselfDevils Advocate comment:How much time are you willing to allot to self manage and are you willing to handle the waves that come with it?

Your payment will simply be too high and your rent will not cover your mortgage payment (PI, AKA debt service) and all of your expenses (vacancy, PM, taxes, insurance, maintenance and repairs, and an allotment for CapEx). 

The Maintenance and CapEx will be much more than you are allotting.  

How much should I allot for vacancy in a high demand student rental market that rents units out a year in advance?

I have read allot of blogs in here on this but figured someone lost there shirt somewhere sometime. 

Brandon Swartwood It’s all about Cap Rate with commercial props, there is allot of important data that you’ll need eventually but you can do a quick preliminary analysis with a few simple data points.

I learned allot.