So based off of that your numbers are on the conservative side.

Is this not a better conservation at the door ""Hi, I'm a Real Estate Investor and I want to buy your home for ALL CASH! 

Thinking as an investor, taking a more conservative approach with clients and spending a lot of hours finding evidence of owners who are making consistent profits.

I'm fine with with a super conservative estimate since something is obviously better than nothing, but don't even know where I should start?

A young investor with an aggressive risk profile will prefer very different offerings than an older investor or one who has a conservative risk profile.

Based on todays interest rates for every dollar of dead equity in a property you are losing 5% annually.Dead equity is the most ultra conservative approach to real estate investing and reduces your ROI to below the most conservative returnes.

Student Rental (4BR/1Ba) - $90,000 List PriceOffer: $80,000 purchase price, 3% seller paid closing costs, 20% conventional financingCash Outlay: $20,000 ($16,000 down payment, $4,000 rehab)Rent: $1,240/mth Mortgage Payment (P&I): $344/mth ($64,000 @ 5% interest, 30 year am)Taxes: $133/mthInsurance: $150/mth Vacancy: $112/mth (9% - playing this conservatively)Maintenance: $75/mthCapEx: $125/mthManagement: $149/mth (~12% rents collected, conservatively assuming full occupancy)Utilities: N/A (covered by tenants)I like this deal for a couple of reasons.

It will also depend on your proforma and how conservative you were when creating it. 

Spend the next stage of your life living conservatively and saving every dime for investing and for a reserve fund.

Very conservative, new HVAC, new fridge/washer/dryer, etc.