So how am I able to still find new renter's and fill vacancies?

It has many uses such as collecting rent, screening tenants, charging late fees, sending bills, advertising Vacancies...

@David Chapoell Looking at your numbers, I would bump up your vacancy for sure... especially in this market. 

I know I want to invest in out of state SFH 3bed/2ba in B Class neighborhoods for cashflow somewhere in the mid-west.I've looked at cities population growth, job growth, median house values, crime rates, if its landlord friendly, vacancy rates, ect.

I would do then your analysis that rental vacancy will increase and some rent stagnation.

I also see no accounting for vacancy or capex. 

I strike it up to vacancy paid that I already earned by having good tenants I have not previously needed to kick out.

It sounds to me like you can't afford to sit on a vacancy (or three) so you're asking the Seller to take a loss.

Vacancy, repairs, and capex.

Current vacancy is less than a %, rent must be too low:).