I've found every investor treats those costs differently in their pro forma, but this gives you the idea.

Asking $620k Debt service $4,352/m (10% Interest, 30-year amortization, 80% LTV) Taxes ($1033/m), insurance ($833/m), maintenance($1000/m), property management ($2400/m)Total - $9,613 (very rough estimate) Cashflow with 70% occupancy - $2,387/m (Cash flow pro-forma with adjustments $7,000/m+)What am I missing? 

This is very clear on the pro forma breakdowns on the website. 

Again, others might feel differently here.3) property level due diligence: (takes seconds to weeks per deal): here is where I drill in with the low-level details.a) pro forma popping: I examine all the assumptions, and see if they are overoptimistic or not.

Side-question: anyone have cheaper alternatives to Proper insurance for MA?

I don't know how things work in other states, in Texas the TAR (Texas Association of Realtors) listing agreement form is an "Exclusive Right To Sell" listing agreement - stated right there in big print on the top of the form. As

In browsing their pro formas on their inventory section, it doesn't look like CapEx reserves are accounted for.

They want that money working day 1.Many of my investors making millions per year or higher at their job or business are more concerned about safety of the investment and the hassle factor ( variables in a syndicators pro-forma that could go wrong and the returns could not materialize like they hoped ).Someone mentioned office. 

It's not necessary you form a relationship with the seller but it definitely doesn't hurt.

The highest form, a 'quality cost segregation study' must be performed by someone with experience.