Personally, I use pooled accounts: one for all rents and property expenses*, one for Security Deposits.

Also, the language you used is very vague and could be argued against it. 

I’m also using a 6% vacancy rate, which brings the net monthly cash flow to about $200 and a CoC return of 13.06%.Summary:I’ve created around $50k in equity (difference between ARV of $200k and total investment of $155k).I’ve got about $10k or $18,385 left in the deal (factoring in closing costs).The cash flow is healthy, and the CoC return is strong, especially as a first-time investor.Questions:Does anything look off or could I improve the numbers?

This is not even just an opinion, it's an objective reality.

What would you do in my shoes I don’t invest there so take this with a slight grain of salt but I’ve heard multiple stories of basically this exact scenario someone getting offered a big payday for something in Cumberland, rejecting it & always for some reason (house burned down, block got worse, sheetz decided they actually didn’t want someone’s land for a car wash after all) always selling for like 10-20k and regretting not selling. 

Had received an email from this group and spoke with them on the phone yesterday. 

@Timothy Frazier I wouldn't use the word bad because if that is the route needed to acquire a piece of property then mission accomplished however you are stacking the deck against yourself with this approach.  

As a private homeowner a good real estate brokerage should have a list of all things useful to homeowners available to you.

Assuming you used financing, i'm assuming it appraised? 

They all say they will be on the lookout for me, and they are experienced realtors.I did however get one from here, bigger pockets, and this realtor hasn't worked with investors before, butis asking me to sign a contract so I am working with them exclusively.The reason I am asking what to do, is because this realtor with the contract is very new, but I heard that most realtors will ask you to sign one if theyre serious.