Real life is going to be a much better investment than spending $20k on that garbage.

A lot of folks see cheap purchase prices in some midwestern cities with high rents and jump at them, only to find it being completely eaten up by disproportionately high taxes or owner paid utilities (sewer/water/garbage varies quite a bit from city to city). 

You are kinda late to the dance @Gabriel Cardus, retail Junior NPL has dried up, and with hundreds and hundreds of people educated by gurus who are willing to overpay for the garbage that is on the street means the competition is fierce for what is out there.

But not wanting to crunch numbers on the obviously horrible properties I am looking for a quick rule of thumb people use to get past most of the garbage on these sites.I was originally using 10% for Capex, repairs, 10% PM, 10% Vacancy rate, and 10% profit.

Don't walk in looking like a garbage collecting, or dumpster diving slob. 

The PM filled it out and put on there that me, as the landlord, would pay the water, sewer and garbage. 

We pay the water and garbage on our first 2 duplexes but the heat and electric are all seperatley metered.  

Some places include a "garbage tax", you will also find that police and fire rates are different.

There was a woman that dug in my garbage for aluminum cans, and she would rinse out the cans with my water, and she didnt bother turning the valve off when she was done....and my tenants with kids would fill up water balloons and all kinds of other non sense...

answer before you have a fully executed contract isn't worth a lot, hence there being a million websites where you can put random junk numbers in and get a "preapproval" letter in 10 seconds with not so much as a credit pull (listing agents know to throw these in the garbage, good ones anyways).Generally HML also want a substantive down payment, or an utterly screaming deal.Private money lenders -- it's private money, so it depends 100% on what that private person wants.