Unfortunately it looks like I just missed it.

Monthly income from rent: $2,100Mortgage payment (20% down), taxes and insurance $1,210Vacancies 10%: $210 per monthManagement fee 10% $210Total Expenses $1,630Net operating income: $470 per monthA few things I would love feedback on: What am I missing in my analysis (how much % to put aside for repairs each month etc.)?

Assuming 6 months for the estimates bellow.Want to know if I am missing something ... advice welcomed.BTW - need hard money for this one if you have advice on this - welcome it is.Target purchase price: $230KARV: $360K (maybe a bit more)Acquisition estimate:Price: $230,000Closing cots (1%): $2,300My commission will be rolled into the deal (3%): -$6,900Total Acquisition cost: $225,500Repairs (it is a 3/2 with) 1488 sq ftKitchen Cabinets: $15,000Floors ( a descent ceramic): $4,000Painting and baseboard. $5,000 - inside + outsideWindows (10 windows): $10,000Light fixtures: $1,0002 baths (small baths): 6,000doors: 1 main door, 2 exterior doors and 5 interior doors: $2,000Driveway reseal, roof cleaning and elastomeric coating (flat concrete tile): $3,000garden and sprinklers (they appear to be OK but need minor tuneup): $3,000 - 8500 sq lot. mainly re-sod and some shrubs.a/c: $2,500Appliances: $3,000permits and inspections: $1,000we are looking for at 75 ARV hard money: $270KCarrying cost for 6 months: 13,500 at 10% interestUtilities for 6 months $1500.TOTAL COST: $294,400The sale:Expected sale price: $360,000 (on the lower end)Closing cost + commission: (5%) -  i am the listing agent: $18000PROFIT: $46,100Inputs welcomed.Hard money lender welcomed.I have been a Broker for over 14 years, live in the neighborhood, know the market.

Do a google search for the property address and "foreclosure notice"; try to find a newspaper notice published with the sheriff's sale auction date.Starting from the first missed mortgage payment, the bank can start the foreclosure process.  

Contractor replaced the bad subfloor and sistered the rotted beams in the wall.Many light fixtures were missing and we installed new ones ourselves.The water heater shorted out and blackened the inside foam pad.  

.) - You're missing a lot of other number in your total projected profit number. 

If you don't have the time to wait for a bank to process your loan and you'll miss your deal if you don't close quickly, a bank loan won't work.

Hey @Cathy Patch, welcome to the site!

The thing that people miss is that although having a debt free real estate portfolio would certainly be nice, the vast majority of large scale investors (yes even the millionaire ones), do not have debt free assets. 

Am interested in foreclosures especially, but ones with minimal turnaround time to occupancy (paint, carpet, maybe patching walls and some appliances).