My current plan is to start with a duplex, renting out one unit and living in the other as I make repairs/improvements.  

One side is about to vacant and will need approximately $2000 for painting/wall repair and a good cleaning.

OPEX indirect: What are your rule of thumbs for vacancy, prop management, repairs, and Capex?

.$215,000 Purchase Price$3,800.00 Projected Monthly Income (with all 8 units rented)(Current rent is actually $2,850 with 6 units rented)$2,177.50 Monthly Expenses$1,622.50 Monthly Cashflow13.92% Pro Forma Cap$29,928.00 NOI13.92% Purchase Cap RateTotal operating expenses: $1,306.00Mortgage expenses: $871.50 Vacancy @ 7%: $266.00 Repairs @ 5%: $190.00CapEx @ 5%: $190.00Insurance Est.: $60.00Management @ 10%: $380.00 P&I (30 yr, 4.5% estimate): $871.50Property Taxes: $220.00***Total Monthly Cashflow using 50% Rule: $1028.50

We will  provide  additional  information  as repairs  are made and expenses are determined."

Or is there always a battery component to it? 

The repairs I felt would be low due to the property being built in 2007, but who knows.

In terms of wholesaling you need to be close on your rehab estimate but you do not need to be exact, I'd say its more important to be positive you have a deal and more about presenting a range of repair value to a buyer that is not made up or intentionally low to help drive your margin. 

I have the inspection reports, the list of what I need done/repaired, and the renovation bid paperwork. 

@Russell Gronsky, all the capex, repairs, vacancy, etc. expenses should already be factored in the monthly cash flow per door.