Many in West Coast bet the two digits (%) appreciation will be last forever. 

-Your exit strategy....Are you looking to hold this property forever for cash flow, or do you plan on selling when your numbers hit a specific return?

I dont know about Atlanta or GA MSA but there are some banks here in WA these days that go upto 95 or even 100% (according to the flyers I have seen) with a full appraisal and other factors like assets, your financial stmt and other criteria but upto 90% LTV is pretty std I think in most cases for a HELOC on a primary residence and 80%LTV on a cashout on primary residence.If its a rental your only option would be cash out refi @75%LTV as HELOCs on an inv prop are virtually non existent anymore after 2008/2009 market crash but you never know.

You need to check loyalty factor with the books and see how long the tenants have been there and if they pay on time.

I do not factor in PM for my CT properties for reasons very specific to my situation.  

However, I do get calls for major plumbing repairs, air conditioners, and hurricane damage - hence the need to factor in maintenance.

I think it depends on a number of factors e.g. type of investment.

For college rentals in Norman, OKC, or Edmond I factor in 8-10% vacancy as a standard, but that can be lowered using some tactics. 

Where I am worried about is having a high minimum monthly payment after I, lets say, purchase a $100,000 SFH all cash.Let me give some more data:Draw period = 5 years; where at the end I can either re-apply to extend the credit, or enter repayment period of 15 yearsInterest (as of today) = 5.75%Min monthly charge factor = 1.0748% of unpaid balanceSo with the example of $100,000 SFH purchase, at month #1 my payment would be $1,074.80.

Notes sound like a good idea as well but I have not got the time to dive very deep into learning about them yet.Here is some of the things I have done in the past month.I have read the books Rich Dad Poor Dad, Cash Flow Quadrant, Think and Grow Rich, Rich Dads Guide to Investing, Face the Fear Factor by Jack Miller, Flip Deals by Jackie Lange, and 5 Best Ways to Make Money with Real Estate.