I provide lawn and pool care on my rentals.

All utilities are paid by the tenants except trash and lawn care.

A sign inside the front window and one on the lawn typically get me my best tenants.

Sorry for late response.10% cap rate was my forma figure as seller showed 0% vacancy rate.All utilities are paid by the tenants except trash and lawn care.I used around 6% on maintenance and repairs.I'm not sure what ESA is?

UPDATE:put the for rent sign on the front lawn and got a ton of calls.

Brick won't crack or break when a rock from a lawn mower hits it...

One guy, actually took pictures of every wall he painted and the fence in the front lawn and mailed them all to our office requesting a $10,000 increase in value for said work.

Not sure if I am being overly cautious but here are the numbers I am currently looking at:$74,000 purchase price ($71,000 property with $3,000 toward closing costs)$12,600 gross annual rental income or $1050/mo or 1.4% of purchase price ($13,800 potential w/ $1,200 vacancy cost)$8,100 Total Annual Operating Expenses ($1,000 taxes, $3,000 insurance, $1,000 property management, $1,800 repairs and maintenance, $300 Utilities, $500 lawn & grounds keeping, $500 miscellaneous)$5,082 Annual Debt service (20% down, 6.5% interest rate, 20 year amortization, $56,800 total loan Amount)This leaves me in the red with an annual cash flow of ($582).If I instead use your method I would have $12,600 annual rental income - $6,300 total annual operating expenses - $5,082 annual debt service (used my number because these are the current terms from my lender) = $1,218 positive yearly cash flow.After reviewing this, I guess my questions are...

I'm thinking of using 10% vacancy, 12% repair and maintenance (to include repairs, lawn care, snow), 10% CapEx, 10% property management.

My lawn guy's pockets a little bigger?