I joined the Meetup group you created.I use 5% vacancy rate ( from what the realtor told me, it is average 8% in Houston, but with good property management, it is 1%), maintenance (5%), cap ex (10%), insurance (1% property value), property management (10%).

This is one of my favorite features of Bigger Pockets especially for asking specific questions.

Postlets has the feature to where you can copy the HTML and post in CL to make it look professional as you may have used

.$350-$150 month in Cap Ex (future repairs)$200-$135 (10% management fee.  

I usually see higher cap rates on these but too much risk.

It is just a quick test, you still need to figure taxes, insurance, repairs, vacancy, cap ex, and maybe management fees in addition to the mortgage payment.  

Tell them you can set them up on your auto-notification system that will alert them of houses that meet their criteria as they come on the market (Let's hope your MLS has this amazing feature).If, then, the buyers say they're working with an agent then fine. 

Did you use a cap rate to determine your 1M purchase and now your 1.6M valuation?

This is one of my favorite features of Bigger Pockets especially for asking specific questions.

In fact, I don't understand why anyone would buy a property capping 6% and borrow at 5%.Any advice on what to do with my cash until the right deal comes.