But ya I did it conservative and got the degree got the job ( mostly for my parents to get off my back), at 24 I am using my time after I am off and on the weekends looking at deals and networking.

I actually want the opposite of get rich quick haha  Ive read so much about BRRRR, just seeing other types of strategies, possibly more conservative 

Matt buy with conservative numbers.If rents for a 3 bed 2 bath run 800 to 1,100 in the market make sure your numbers are profitable getting 800.

Although a private letter ruling does not establish legal precedent for all investors, there are many advisors who believe two years is a conservative holding period, provided no other significant factors contradict the investment intent." 

For the other items I am hoping the numbers r conservative enough to cover most expenses and I did not miss anything big.

Overall I’m more concerned with cash flow and returns than a cap rate but I want to make sure Im creating an accurate and somewhat conservative scenario.

Are you just being conservative with you ARV ( good for you!)

But that's for another blog.Thus it's important to run numbers conservatively with built in saftey for when the people move into the brand new A-class buildings increasing our "old" asetts' vacancy for a while only to pick up all the A-class peeps again, once they realize they can't afford those rents anymore, which will in turn have an effect on all rents. 

I would appreciate anyone pointing me towards these type of deals.The memory of the housing crash is still very fresh in my mind, and I want to be more conservative with at least half of my capital. 

Also, as has already been pointed out, 5% is not conservative enough to cover both maintenance and cap ex.