Bringing the monthly payment down to ~$1650-$1700No plan to currently sell for at least the next 3-5 years, since my brother and father will be residing here.Property 3:Single Family Home (Snellville, GA 30078)Given to me by my father after my mother passed (Legally have not taken possession)Anticipated Rent $1500-$1700/MonthPurchased June 1995 for $100KCurrent Equity 100%Current Comps $150,000 to $180,000Anticipated Repairs $20,000 (Should be repaired by end of April)HOA $0My Questions:I know there is a capital gains exemption (250K or less if you're single, which I currently would be classified as) if you live in a property for two years.

My current plan is to start with a duplex, renting out one unit and living in the other as I make repairs/improvements.  

One side is about to vacant and will need approximately $2000 for painting/wall repair and a good cleaning.

OPEX indirect: What are your rule of thumbs for vacancy, prop management, repairs, and Capex?

.$215,000 Purchase Price$3,800.00 Projected Monthly Income (with all 8 units rented)(Current rent is actually $2,850 with 6 units rented)$2,177.50 Monthly Expenses$1,622.50 Monthly Cashflow13.92% Pro Forma Cap$29,928.00 NOI13.92% Purchase Cap RateTotal operating expenses: $1,306.00Mortgage expenses: $871.50 Vacancy @ 7%: $266.00 Repairs @ 5%: $190.00CapEx @ 5%: $190.00Insurance Est.: $60.00Management @ 10%: $380.00 P&I (30 yr, 4.5% estimate): $871.50Property Taxes: $220.00***Total Monthly Cashflow using 50% Rule: $1028.50

We will  provide  additional  information  as repairs  are made and expenses are determined."

The repairs I felt would be low due to the property being built in 2007, but who knows.

In terms of wholesaling you need to be close on your rehab estimate but you do not need to be exact, I'd say its more important to be positive you have a deal and more about presenting a range of repair value to a buyer that is not made up or intentionally low to help drive your margin. 

I have the inspection reports, the list of what I need done/repaired, and the renovation bid paperwork. 

@Russell Gronsky, all the capex, repairs, vacancy, etc. expenses should already be factored in the monthly cash flow per door.