I know there are the obvious PITIA items but what about property management fees (I plan on using a property manager), maintenance/repair allowance, and vacancy allowance?

I normally recommend using a Property Manager who works with the program regularly to help navigate the waters. 

You could also explore using a home equity line of credit (HELOC) or a cash-out refinance to tap into the $100k equity and use that capital to invest in additional properties, all while keeping the current home as an asset.

I'm based out of the Seattle area but I've built a 10 door portfolio mostly across Memphis and Detroit using a combination of turnkey, BRRRRs and everything in between.

@Anthony Simboli I use Quickbooks online (on my Mac) and would recommend it all day long.In addition to financial management, you should be using a lead management software.

If using a PM the returns fall to be comparable to LTR.  

Expense ratios vary dramatically depending on project size, age and other factors, but basic rule of thumb is the smaller the project the higher the expense ratio's, using a 33% expense ratio for a small facility (less than 150 units) is optimistic, smaller facilities are probably closer to 40%.

Using a 30% of gross income to represent what most consider a safe amount for a mortgage payment, the average person could only afford a monthly payment of $1,988.

Rafael,After the hard money loan I would suggest closing them under your LLC using a DSCR loan or portfolio program. 

Using a double headset you can call two numbers at once and a predictive dialer can call more.