Whatever you have left over from your annual rental income after you have paid all the annual expenses for property taxes, hazard insurance, cleaning, maintenance and upkeep, repairs, property management, legal fees, advertising, mailing, postage, HOA fees, etc. is your annual cash flow. 

And, in the end, sell them.I take care of property management, finding tenants, signing contracts with them, maintenance, repairs, etc.We split everything 50/50, ownership, mortgage, expenses, net cash flow, amortization, capital gains, ...Now there are three points specifically that cause me some headache.

How much is needed in repairs, roofs, hvac sewer condition?

You do need to talk with a credit repair professional.

I did the work myself, and re mediating the termites and repairing the damage cost under $1,000. 

What will it cost to get the mold remediated and what it the rest of the repair cost. 

the best one i saw so far was   ARV- repairs- holding/closing costs = MAO  but nobody explains how expensive those holding/ closing costs usually are.  

If they didn't I wouldn't even mention it..They should contact their Car Insurance or Home Rental Insurance if they want car repair, you should not be responsible..

Considering repairs, we clear $200-$300/mo.  

Instead of you paying the landlord and the landlord paying the mortgage interest, property taxes, repair and maintenance expenses, etc., you're paying those directly and keeping a small bit for yourself.