Should also account for property management even if you are doing this yourself.Even ignoring possible missing expense / budget items, if your cash flow (NOI) is 9.6K (800/M * 12) on an investment of $780K, that is a 1.2% return.

This is another item that needs to be included in the lease.

Alternatively, you can itemize on the following:Maintenance/Cap-ExProperty TaxesInsuranceProperty ManagementUtilitiesLandscapingMonthly Income - did you include vacancy in this or no?

@Allende Hernandez I was looking for this same item last year.

You can get hit with big CapEx items that'll gobble up your cash flow for some time.The value of SFRs isn't based on anything in particular, just market sentiment.

Put items on it daily!

Has significant emotional upset with regards to this property and a series of previous contractors stealing money and doing poor work.Potential Total Profit at outset: $25,000 - anything I loan to investor 1's entity (after 10% sale & closing costs & concessions)4 weeks later / progress to date: I've spent/loaned $10,000 and worked 100 hours at the property to check items off what's needed before we can list the property on MLS.

What other items on here that require more labor dollars could I possibly knock out myself?

I do, however, pay extra for quality insurance policies that do not prorate needed repairs based on the age of the item getting repaired. 

Tell them what is needed, they'll tell you how it's done by the bid.For line items that are vastly different look at what makes up those differences?