My starting point for repairs is usually 5% of rent, but depending on the  age of the home, location of the home, and types of tenants I am attracting, I will adjust repairs up to 10-12% of gross rents.Have you incorporated taxes and insurance?

You don't have to formally incorporate.  

That's because that very simple model can answer that basic question, but can't incorporate my other personal factors.Here's my more complex model.

I still find it a better place to write my ad, then I cross-post to CL like you do with Postlets.Padmapper also incorporates an online application that simplifies that whole process.Also, if you like Postlets, you should check out Vflyer, which can be used for cars and other things besides real estate.

I am a huge fan of the Zappo's business model and look to incorporate a lot of the same ideologies in my business as I grow.

You won't be able to do anything under 30 days if it's in the incorporated City of Naples, but even 1-3 month rentals can be difficult still after dealing with background checks and HOA approvals for each tenant

q=liberty,+nvIt was apparently in Nye County according to that one ghost town website, a county which has no incorporated towns whatsoever, and Liberty isn't even listed as a settlement or unincorporated town: https://en.wikipedia.org/wiki/Nye_County,_NevadaAlso, FWIW, even if he was being serious (and just had the name of the area wrong), it's not hard for raw land to go up 30% when it starts so low

I just need to at least get that $380K loan incorporated into the exchange.

Basically a GC will incorporate their costs into the total bid for the project, a project manager a lot of times would be an employee of a larger construction company, a builder, or investors that take on a lot of projects.  

The fact that It needs $35,000 of repairs  ( of which I do no have the cash to buy the Property outright AND pay for this amount in repair )    So I am looking at Seller Financing ( if I can't find a Portfolio Lender to incorporate the costs for the Repairs into the Loan as a wholeThe property(s) I am looking at, all are distressed and from what I can tell, have been sitting for a year or more.If I can get these properties for $20,000 - $25,000 , I could afford that ( since I will be doing a Cash-Out refi on my primamry for around $25,000 )   BUT, if the bank would then only loan me 80% LTV on that $25,000 for the Repairs ....