It's a FANTASY, a mirage thinking you a RETAIL customer will ever match, more or less beat, what I the professional buying millions annually in volume get from the manufacturers. 

Higher maintenance must be accounted for and is annoying, but if you end up refreshing it before renting, that will save you time and money down the road.

Preventative maintenance (things like gutters or removing/trimming trees).4.

For example an Uber driver might show $4k per month in deposits, BUT that doesn't factor in their EXPENSES such as fuel and maintenance which might be $1k per month.

Property taxes are $6,156 annually ($513 /mo).

Looks like you removed CapEx in Proforma and increased repairs/maintenance by only $3,500?

Deduct NEW property taxes after you buyDeduct home insurance costsDeduct maintenance percentage, typically 10%Deduct vacancy+tenant nonperformance percentage(we recommend 5% for Class A, 10% Class B, 20% Class C, good luck with Class D)Deduct whatever dollar/percentage of cashflow you wantNow, what you have left over is the amount for debt service.Enter it into a mortgage calculator, with current interest rate for an investment property, to determine your maximum mortgage amount.Divide the mortgage amount by either 75% or 80%, depending on the required down payment percentage - this is your tentative price to offer.If the property needs repairs, you'll want to deduct 110%-120% of the estimated repairs from this amount.Be sure to also research the ARV and make sure it's 10-20% higher than your tentative purchase price.As long as the ARV checks out, this is the purchase price to offer.It is probably significantly below the asking price.

That means I'm in the unit a handful of times each year, and it helps me stay on top of maintenance WAY better than I could with an LTR.

I will be making around $110,000 annually and have $20,000 in student loan debt. 

Same with cost of utilities, and cost of repairs/maintenance.