I think that the vacancies and repairs could become an issue, but also could be mitigated if you ran your numbers more on the conservative side, so if your expected vacancy for your area is around 7%, I would run the numbers and make sure that your numbers still work when ran at a 10% vacancy! 

Thanks for the reply.I definitely feel like my estimates are on the high-side, but I'm trying to be ULTRA conservative when it comes to estimates only because it's my first ever project. 

In this case I underwrite very conservative.

To invest more than $12K feels like I am pushing it..I feel that I must keep the budget low and be conservative. 

Be conservative up front and you will have more successful BRRRR deals.

This is looking like a great deal, being conservative the cap rate is 10% and ROI is 13%.

I’m trying to stay a bit conservative with my future predictions for this particular area.

Within year or max 2 years...u will have turnover ...again u will pay 1 month rent - $1000 and $2500-$3000 most conservative estimate to make house ready for rent. 

In B.C. you can evict if a reno is required, renoviction.Here are the after reno numbers in CND dollars:Aquisition costs:Purchase 460kClosing costs 9kDown payment 115k (25%)3.1% rate on a 30 year Am (no other loan cost)Monthly expenses:Management fee (use local handy man on hourly basis, handle rents and tennants on my own) $150/monthProperty tax $336/monthRepairs and maintaince $435/month Insurance $120/monthReserve $300/monthRent Roll:Rent 1k per unit, 6k/monthVacancy 5% ($300/month)Reno cost:Renos 30kARV:650k (conservative)ROI:Cash flow $2,885.00CoC 22.49% (including reno costs)ROI 27.07%Cap rate 11.37%Looking for input, thoughts or similar experiances. 

Buyers can see through it, brokers have more trouble selling because of lost credibility, and sellers have to wait longer to sell because the property is marketed improperly.I'll come at it from another perspective and say some buyers are too conservative to the point where it isn't realistic and they'll never acquire anything.