By putting 10% down I probably will be less than breaking even every month ((like an extra $800-900 per month at very low/conservative rent prices)  with the building fully tenanted (as is condition not counting value add with renovations). 

Since you are a first time out of state investor with little STR experience, I reccomend running your numbers more conservatively.

life estatecharitable remainder trust leaseholdsTimber deedsminerial rights conservation easements.

Your under writing should be conservative.  

Consider the time, effort, and expense to develop a concept plan to include site drawings, home types, homes per acre, site storm water retention plan, tree save areas, conservation areas, wetland setbacks, time considerations for meetings with county land use planners, negotiating easements for utilities, rezoning meetings with county council, revisions to your plans to meet demands of neighbors, planners and/or county council, and hopefully getting a final approval for your project.

How leveraged or conservative are you interested in being?

I am trying to do some long hand repair estimates, and I was wondering what is a conservative $ estimate for your typical kitchen to have granite counter tops put in?

We only borrow for construction and very conservative.. 

that would be the first question. then after that buying rental props to me would be the last thing to do flipping even worse.. double tax free muni's 30 day T bills  Other very conservative investments..

For the more conservative investor, it seems like you can both pay down mortgages quickly but also increase cash flow along the way!