Second, your lease should indicate what items are included/covered by the landlord.

And then the second item is - if you do take out more money, where does that leave you from a cashflow standpoint.   

Here are a few key items that help us stand out from other companies. 1- We act as the bridge between landlords and tenants.

Obviously, I’d have to account for utilities and furnishings- I want those that have experience in this area and then maybe I could converse more on such items to look to before signing a contract.

Had my inspections done a month or two ago and they checked about a dozen items per property that had to be corrected and told us the properties were deemed "uninhabitable" until then and no one could stay in them.

Be wary of front loading on the itemization/draws in the contract. 

Admittedly, pricing will often account for any major items, and I don't believe this is true in Sandy Springs, but there are some areas that an interstate cuts off a small part of the neighborhood, and so labeling the neighborhood as "good" may be true for 90% of that neighborhood, but if you are in the 10% that is on the "wrong side" of the interstate, it can be a totally different market.

This item is one of the more requested items to have in our house.

Alternatively, are there some ballpark estimates for each expense item (e.g., 8% for vacancy, 3% for capex, etc.) that can be factored in as realistic or worst case scenarios when analyzing the deal?

Firstly, the real item is only a question of Point of Production.