I have bought a couple of Townhouses for cash for argument sake the generate $2K per month net of HOA fees.  

Hi Kay, those number depend on location and management companies as they charge different percentages, however, I can tell you that in Northern NJ the vacancies rates right now are about 3.1% and management fees are about 10%.

They'll receive their funds back from the title company as a wire with their fee included.

Condo fees=161 monthly HOA =33 monthly Taxes about 184 monthly.

Call it an education fee, LEARN FROM IT, and find the next deal.

Once you pay their entry fee of thousands, to gain all their "knowledge" and "contacts" you find out all the deals they have are horrible deals you could have found yourself on zillow and the contacts ie contractors and vendors again are just a quick list of people you could have found yourself with a quick google search. 

ARV – Desired Profit – Closing Costs to Buy – Repairs – 10% of Repairs – Holdings Costs – Concessions – Realtor Fees – Closing Costs to Sell = Your Offer (MAO or Maximum Allowable Offer).ARV: After repaired value or what you think it will sell for once repaired.Desired Profit: This should be taken off the top first.

Also in your lease do you have an early termination fee?

To break the lease its a 3 thousand dollar fee, plus whatever they will charge on top of that.

You have accounted for a reasonable fee for management in case you need/want an outside manager later, you are at about 40% of rents for expenses which is realistic I like to see between 40-50%.