Phoenix is a great market for that, renters are plentiful and I have a very low vacancy rate.  

What’s the average vacancy rate?

Your first mortgage is 90k.Utilities should be tenants responsibility. 2% vacancy is saying your tenant will live in the unit for over 4 years.

VACANCY RATE. 

v=AP_DJSXoJ6gThese are the global values used in all my calculations:Interest rate: 4%Downpayment: 20%Vacancy Percent: 3%Repairs Percent: 3%CapEx: 10%Property Management: 10%Loan Term: 30yrs

Your percentages for vacancy, repairs, and capex are wayyy too low. 

My city has put a moratorium on evictions so I won't be able to replace any tenants who can't pay With the expected cash flow, and even with the "expected" hiccups along the way (possible vacancy, major repairs, etc) I felt find going forward with an all cash deal.

Find 2010 Rental Profit= 2010 Median Rent - [.85(Taxes+Insurance+CapEx) + Vacancy Exp + PM]Step 3: Get Total Value of the Rental Profit from 2010-2018.

I'd rather have half a payment in 15 days, half a payment in 30, and have the remainder paid over 2 months, for example, versus tossing someone onto the streets (garnering an unsavory reputation) and then trying to fill a vacancy with a smaller tenant pool.There is a difference between a person having no control over a pandemic and having their primary source of income shut down for 2 weeks, and a deadbeat trying to take advantage of the system.

At least if you have a long term vacancy or whatever, your carrying costs are low.If you have been reading other threads on this board, I’m sure you’ll see that others say you are doing a horrible deal and having poor, or poorer, returns than if you leveraged.