And .maybe I should count my repairs as depreciation instead of straight deductions. 

Short story, i bought it for $66000 and done repairs that cost me $6000(appraised at $73000 ,my morgage is [email protected]%.I payed the first mortgage with  no tenant.now I leased for $1100/months with a new tenant. 

However, he was responsible for showing apartments, handling all repair issues, seeing that rents were paid on time, keeping the outside areas and hallways clean, etc..Because he was always "on call" 24/7 (and my mom was expected to help out with the cleaning) he was given the basement apartment to live in rent free in exchange for a small salary (which is why he managed three buildings; one would not generate enough income for the family).Perhaps your applicant doesn't want to live in one of the properties he manages.Gail

I see that you have vacancy, repair, and CAPEX in there.

I currently own 9.5 rental properties worth a total of about 800 to 850 thousand that rent for about 8000 gross and if all goes well with no repairs and vacancies or insurance I pocket 6250 after expenses.

Just to be clear capex is large repairs like a replacing a roof/painting the building/unit remodels etc.

Of course it would be a dream to find one like this for $100,000, but those seem to be very rare occurrences.So you rent the expensive side, leave in the cheap side for $200-$300/month....not accounting for vacancy, repairs, reserves, leasing.   

Most of the housing stock is older so repairs and maintenance occur frequently unless the house has received recent upgrades.

in the end, I will spend 25% more to repair his “finished work!”

Looking at the numbers CAPEX and repairs add a huge amount to the monthly expenses.For instance, this third deal:Monthly Income: $1,100Monthly Expenses $1,134.14Monthly Cashflow: -$34.14Pro Forma Cap: 5.22%NOI: $5,215Total Cash Needed: $11,050Cash on Cash ROI: -3.71%Purchase Cap Rate: $5.73Sale Price: $91,000Closing Costs: $2,500Renovation Costs: $4,550 (5%)TOTAL PROJECT COSTS: $98,050Down Payment: $4,550 (5%)Loan Amount: $87,314.5Loan Points: $864.5 (1%)Amortized: 30 yearsInterest Rate: 5%P&I: 468.72Total Cash Needed: $11,050Property Taxes: $2,184/yr2% Rule: 1.13%Initial Equity: $12,685.50Gross Rent Multiplier: 6.89Debt Coverage Ratio: 0.93Expense Increase: 4%/yrIncome Increase: 5%/yrProperty Value Increase: 4%/yrCash on Cash ROI: YR1 (-3.71%) YR2 (-0.63%) YR5 (2.64%) YR10 (9.76%) YR15 (31.56%)Annualized Total Return: YR1 (2.48%) YR2 (22.27%) YR5 (26.37%) YR10 (26.47%) YR15 (22.20%)Total Profit if sold: YR1 ($274) YR2 ($5,469) YR5 ($11,251) YR10 ($24,701) YR15 ($70,982)Expenses:HOA: $82Insurance: $66Taxes: $182MTG: $468.72 (@5%)TOTAL: $798.72Vacancy: $110 (10%)CAPEX: $190/mo (~2.5%)Repairs & Maint: $380/mo (5%)TOTAL EXPENSES: $1,478.72These expenses are different than the $1,134.14 mentioned early on.