I am using the following numbers:Vacancies - low in my area so I'm using 8%Repairs  - 5% of rental incomeCapital Expenditures - 5% of rental income + 1% for every decade over 20 yrs property age (i.e. 7% for a 40 year old house)Management - 12%  (expecting 10% + 1 mo per new tenant)So this adds up to at least 30% of my income.  

Hey Vincent Wood I am using Jackie Gray and Trudy Salyers.

If you want an intro to the one I am using (who I am quite happy with), happy to help.Good luck,Oren

If I am using HML, can i not afford most things?

I took a chance earlier this year on a property I bought for $180k...4/2 with a pool...double the rehab costs I am used to...big project. 

I am using real estate as a vehicle to reach my goal of financial freedom.

I'm in Charleston, SC and am using this residential lease agreement.

Yes I am using a mortgage broker.

I am using the purchase with hard money, rehab, rent, then refinance with commercial lender plan.My hard money lender charges 5 points on the first deal, 4 points on the second, 3 points on the third ect...

For example, if I have a commercial space that I would like to attract a music school, I will pay a virtual assistant to do market research and provide the names and emails of 40 local music schools.