Hi my name's Jim ,I have done all aspects of house repair ,building ECT I even have my refrigerant licences ( universal) I started working with my father at around 8 years old took right to HVAC ,we did all aspects of home repairs demo and building .

You need to figure in taxes/insurance, vacancy, repair, utilities, and capex.  

Although in the case of vacancy and repairs, it's not about being conservative, it's about being realistic. 

Unless you are getting a heck of a deal I would recommend avoiding a foundation issue property until you have a team of contractors that you can count on and can find out what the repairs would run. 

Painted and flooring throughout. repaired porches and new roof and replaced two broken windows.

However, the damage as described is greater than normal wear and tear and so, deducting from the security deposit for repairs is reasonable.

Since I own these properties (and the home I live in), I was explained by the broker that when I visit my properties, even to do repairs or haul appliances, I'm essentially just transporting tools/appliances from one of my properties to another one of my properties (not a business).

This plan covers 24/7/365 troubleshooting services from Lula's experts (such as guidance on resetting a circuit breaker), tenant coordination for scheduling repairs, and access to a network of vetted professionals.Once you're subscribed to Lula, you can set aside a pre-approved amount for repairs, which can be used without needing to contact you as well.

I have forced an additional 30% of appreciation through some redesign and repairs.

There was some negotiation but mainly around repairs that were needed to be made.