I find my own deals because agents are not accurate on rents, repairs ,or ARV's.  

You can filter for percent equity (though you'll likely find it isn't 100% accurate). 

most sellers scew the numbers and are not accurate.

A lot of people think, "Vegas, it's all about gambling" but it's becoming less and less about gambling every year.  

But the numbers are accurate...

I’m a multifamily broker with Marcus and Millichap based in Cleveland and can tell you probably within the matter of 10 seconds if the market rents are accurate and the class of the location.

I am wondering if that is accurate or perhaps he is out of touch with real estate taxes.

You're right, I'm using a slightly out of date investment property rate, and was told I'd need to put 25% down.I pulled rents from Rentometer, which is reasonably accurate for my other properties, but I will need to do actual local comps. 

Since this is your first investment property, you're probably going to need to put a lot more than just 10% down.Vacancy: 8%Repairs and Maintenance: 10%CapEx: 10%Property Management: 10%Sales Expenses: 5.8%I also increased the taxes slightly to be more accurate for this areaAs you can see below, the numbers don't work out well at all.

Once you have an honest assessment of these expenses you can get an accurate profit and loss projection.