I'm withholding a pro rated rent amount for the time the property was held and an admin fee for getting her set up with all the documents and managment software.

Do this on a down year where values have dropped for whatever reason (we might be in that environment right now given interest rates).4.

The only downside I see is that Dayton City Schools is not rated well as a school district. 

Obviously, lowering the fee and raising the rate is an option but that feels a little bit like spinning my wheels.At some point, if I'm dropping my rates far enough to compensate for a high cleaning fee, we get into the conversation of "is it even worth it to rent it at this rate and risk property damage, 4 star review, etc".

You can imagine this can swing interest rates on refinances significantly dependent on the extent of that score discrepancy.

Midlothian, Va vs Toano, Va.Property:Midlothian New Construction Stanley Martin 2 over 2 style:  3/2.5ba 1579sq priced at $410KSeller incentives : 5.5% fixed rate for a 30 years.  

I feel that a new investor doing a BRRRR is too risky and does not have a high success rate.

I've been using a website called "area vibes" has alot of detailed info on any neighborhood you need, like the demographics, crime, schools, it rates everything using a grading system.

If so what would the rates be?

@Stephen Scott I may not have been able to help with a true vacancy rate but if there is anything I can being local to Carbondale let me know.