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

When I said I get a 12% cash on cash return in Brandon, that's my net cash after paying property management, taxes and Insurance, mortgage AND putting money aside for a maintenance + Capex reserve.

Does lender factor in that next paychecks(January 2nd/16th funds) so that you can use 100k or 110k(two 10k from recent/new paycheck so no 60 day seasoning) or is 90k the only funds you can use for downpayment/reserves?

If mixed in with your deposits and reserve funds, you may accidentally spend money you shouldn't have.

Are there any contingencies or reserves for unexpected costs?

See attached Excel summary sheet.Investment Highlight89% Physically OccupiedSupply Index in a 3-mile radius of 6.8 SF/Capita, 5-mile radius of 7.7 SF/Capita, and 10-mile radius of 8.3 SF/CapitaAdditional Income generated from 4 mobile home lots and 1 mobile home (Not Verified, as thus not included in underwriting assumptions)Key Underwriting AssumptionsDown Payment 25% of Purchase PriceEstimating a CAPEX/Repairs cost of $150,000Estimating Operating Reserves of $10000Stabilized Vacancy and Concessions/loss to lease at 10%Using a cap rate of 7.23%Key Demographic DataTotal Square Footage 21,130 Supply Index: 6.3Population 3,338 1 Yr.

Have strong reserves out there.  

It's advised to keep cash in reserves for vacancy and maintenance so 70% down payment might give you enough cash flow and you have some reserves.

There are programs out there for owner-occupied properties that don't require proof of income, but expect to need a hefty down payment (30%+) and reserves. 

STVRs if run efficiently and marketed with 100% direct reservations should have 50%+ margins and ConC returns of 100%+ year after year.