Been having trouble finding properties that cash flow, so I’m wondering if our assumptions are part of the issue.I use 10% of rents for vacancy, 10% for capex, and 10% for property management.

You're an attorney who wishes to represent people in the purchase and sale of real estate?

As Jay and Jamie have stated above, a minimum of 6 different factors play into the pricing, but it is not an all or none issue. 

Keep in mind not a lot of people are willing to do the shorter term rental so everything is negotiable and they will pay a premium. 

My brother in law showed it to me when he put in a bunch of blinds in my rental cabin. 

How were you able to invest in real estate at the age of 16?

This won't change the numbers at all, but it will correctly reflect the personal ownership of the RV.Since the RV is in our personal name, and our two LLCs use it for travel, should we treat the RV as a separate rental business (sole proprietor) and rent the RV out to our LLCs when needed for travel?

To answer your question yes its enough but in many cases it might be risky.2. location, room to raise rents, occupancy of property, local laws, type of investment are just a few topics that play a huge part. 

They immediately believe they’ve been defrauded, which of course MAY be true as a lot of these investment deals are scams from day one.  

What made you interested in investing in this type of deal?