I accounted for property management (10% of rents), vacancies (10% of rents), maintenance and repairs (7% of rents), cap ex (7% of rents), plus garbage, water & sewer, and insurance ($76/month).

There are some truly garbage inspectors here.

We have 3 properties up in Sacramento which have had their fair share of management challenges for us just starting out even though cash flow is great up there (or at least was when we purchased).We are looking at this through a BRRR mindset, but there seems to potentially be a flip exit as well.Stats:$464,000 Purchase Price (1450 sq ft 4/2 SFR)$45,000 Estimated Rehab$570-580K ARV (based on sold comps in area)$2900-3000/mo rent$20/mo garbage$40/mo insurance$420/mo taxes$200/mo (estimated for vacancies and low capex/repairs since we are essentially gutting everything minus HVAC)$2120/mo P&I - Owner financed at 10% down @ 4.5% on a 30/5 balloon.I plugged these data points into the rental property calculator here on BP and the CoCROI numbers were pretty poor (barely better than risk free 10 year).

You will remove all ashes, garbage, rubbish and other waste in a clean and safe manner to the place provided by us.

The world is jam-packed with irrelevant garbage that you have sort through to get what you want. 

Make sure it's not garbage (Quicken Loans or a "print it yourself" POF from a HML site).Get a copy of the buyer's EMD check, properly completed for the property in question.Write the offer. 

If the "Proof Of Funds" is just a Pre-Approval letter stating that you've been approved by a lender for a certain amount, it's a load of garbage!

Nobody told you to be prepared to haul a lot of garbage every time a tenant moved out.

Here are the numbers.Exepenses: Water and garbage: $1100 yearly Insurance: $1150 yearly *Taxes: $6100 yearly *Utilities: $6400 yearly * Utilities costs can be eliminated, by having tenants pay their own utilities and/or adding 3 additional electric meters.

Maybe this is just because my dad used to work for a garbage company.