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

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.

These strategies can allow you to acquire properties without traditional bank financing, which can be beneficial given your current DTI and income situation.

If you're trying to make money without ownership you might want to consider traditional wholesaling by finding discounted properties off-market and then selling to investors.

They also sell items at farmers markets.

One side is traditional rental and the other side I have furnished and have been renting as STR. 

Now for the house you are leaving behind…I like to have this one freshly painted, and take action on any maintenance items.  

As we get back to a more traditional market CoC may not matter for people. 

@Francisco PineiroYou could call a few home inspectors in the market you are investing in and see if they do draw inspections so you know the items are correctly done before sending funds