There is a small percentage who do the job correctly and create value on multiple ends.I think Rick H. said it best, some people trade equity for piece of mind.

Loan to cost means that percentage is only based on how much it actually cost you.So in your situation, they would completely disregard the ARV, they would be loaning on a percentage of the $105k you have into the deal.  

How much mortgage would the owner hold and at what percentage?  

My leases also have language in them about automatic increases at a small percentage (very low) that will automatically take effect if the lease autorenews.

Regardless, here are my questions:1) When evaluating a property generally in CA (even in Sac would be better), what percentage of monthly rent do you have for:a. vacancyb. capital expendituresc. repairsd. managemente. other2) After crunching the mortgage, prop tax, insurance, and these other expenses above, what would be considered a 'good rental property' to invest in, in CA?

My brokerage has the largest market share by far here, so a major percentage have my brokerage on both sides of the deal, but not the same agent.

Are you looking for a dollar amount or percentage? 

I'd offer either a lower percentage or a flat fee.

Some do total debt bids if there is equity, some do a percentage of fair market value if there is not enough or no equity.

Maintenance and cap expense is sometimes forecast as a percentage of the rent but it is much more a function of things like number of kitchens and bathrooms, square footage, quality of tenant, etc.