. - Maintenance & Repair: 5% of total rent- Cap ex / utilities: 5% of total rent- Property management: 8~10% of total rent- Misc & reserve: 5% of total rentFull rent: 4800(rent) - 2600(PI) - 800(TI) - 1150(Expense) = $250/mOwner occupied: 3600(rent) - 2600(PI) - 800(TI) - 1150(Expense) = -$950/mOwner occupied & no PM: 3600(rent) - 2600(PI) - 800(TI) - 700(Expense) = -$400/m I thought it would be $0/m if owner occupied although $400/m for myfamily is low enough.

Then make sure you have sufficient reserves for emergency repairs.

It is my understanding that the minimum STR reservations are at least 30 days (also I see a lot of listings on AirBNB for 28 days minimum - why is that?). 

Confirm with a local expert.

For FF tenant have a direct booking site where they can finalize their reservation.3.

Upstairs tenant is in the reserves and has been there for a year and a half and has no plans to move.

I am not an expert, but my thinking is that more windows, mean more exposure and less security.Can anyone here confirm what the agent was saying?

A sales agreement and confirmation of agency are completely irrelevant to property management. 

However, I started out with a small cash reserves account to cover CapEx, Vacancy, and Maintenance.  

Opening bid is $150K, although there may be a reserve.