Now the house rents for roughly $3500/mo rent plus utilities with all bedrooms taken by long term roommates with a vested interest to tell me if anyone’s messing anything up (vs walking into your rental in 18 months and your floor is somehow beyond repair).

Hello, I was wondering how you real estate investors determine the appropriate value for rental property repair reserves on single family homes, multi-family (i.e. duplex, triplex), and with small apartment complexes (5 units or more)?

SEALING REPAIR. 1.CARPET CLEANING: Initial landlord sent me a fake receipt/bill with $296.72.

You will most likely not be able to cover the cost of mobile home depreciation + lot rent + repairs with that $700 a month income. 

All basically said the same thing - It would require some digging to determine the cause and a plan for repair. 

Your capex/vac/repairs is pretty high, so if you lower that to 15-20%, that should provide that minimal cash flow, unless the place does require quite a bit of capex/repairs after your reno.

I don't like $850 rents on a house because a single repair can eat up months of cash flow.

I am hesitating putting them down as I doubt anyone will believe me anyways.ARV $320KCost of Repair...Purchase Price...When I am done with this one and we sell it, I will share these details. 

Take for instance I deal I'm running right now - Duplex (we'll occupy for the first year, but running numbers for when we move out)Purchase price: $190kTotal Rental Income: $1750/mo10% down: $19kClosing costs: $6kTaxes: $357.08/mo ($4,285 annually (6%)Vacancy/Repairs/Management: $350/mo (25%)Monthly Cash Flow: -$53It's sort of disheartening.

I have experience managing most other parts of build/repair, but not foundations.31x26 square feet.