But the last round of vacancies I had I experimented with Rent Rochester and Postlets as well.Rent Rochester was $35/apartment for a 30 day listing, and while I got a few leads, it certainly wasn't worth it.Postlets on the other hand, was a winner.  

If so why isn't that a more round number.  

I am about to start sending out my first round of direct mailers!

@Robert Leonard-Yes, I am familiar with the 50% rule and actually rounded it up to the 55% rule in this case and it still seemed to check out OK with pretty conservative numbers.  

Location: Raytown-adjacent, outside the 435 loop, 73% owner-occupied neighborhood, Raytown schoolsProperty specifics: built 1960, 3/2, 1200sqft, 2 car garage, large lot, quiet streetPlanned renovations: New roof, HVAC, some new electric, finished basement, good cosmetic finishes (hardwood/tile, granite, etc)NUMBERS:Price: $99k (after renovations)Projected rent: $1100/moEstimated monthly expenses: ~$400 (allowing for vacancy, maintenance, taxes, insurance, PM fees)I'd use leverage to purchase, and with the payment factored in I project just under $300/mo cash flow and about 11% COC, Cap rate between 8-8.5% depending on how you crunch the numbers (I'm rounding them for the purposes of this post, but I calculate pretty conservatively).The numbers are decent, and I like that this house is on the higher end of neighborhood normal - it should be a very desirable rental, and attractive to a potential future buyer (though I intend to hold).  

I need to find out how to get in with my own contrator to get a round about figure of the repairs but using the 70%arv-repair rule the offer on the house can at max be 88.5k.

It sounds like you have been on the same marry go round.  

Deals happen year-round.

Our economy is still recovering from the last round of damage caused by Wall Street.

You sound like a well-rounded real estate investor.