Investors are better off losing the deal than getting into a situation where major repairs come as a surprise after the fact.Likewise, investors are ahead of the game when they do their due diligence on the contractors performing the rehab work.

Can anyone suggest effective platforms they use and are satisfied with (because the system provides accurate information)? 

California now has a pretty onerous brightline test of sorts after the Dynamex case last year in the CA supreme court.A hired worker will be considered to be an employee unless it can be shown the worker passes ALL of the following test:1) The worker is free from the directions and control of the hirer in connection with the performance of the work, both under the contract for the work and in fact;2) The worker performs work that is outside the usual course of the hiring entity's business; and 3) The worker is customarily engaged in an independently established trade, occupation, or business of the same nature as the worked performed for the hiring entity.Note this is a lot more restrictive than the federal "questionnaire" for an employee vs IC determination. 

Performing as expected as a long term hold Lessons learned?

I have no idea honestly - nor do I know how to figure this out.10% overhead for vacancy or - $347 per monthReplacement/maintenance reserve at 5% - $174 per monthNet profit per month: $2454 - is this accurate?

Before I counter the seller, I am trying to more accurately nail down my pro-forma numbers.  

He did not perform appropriate due-diligence on these and/or maybe fell into the high-income Dr. mindset of "money is an easily renewable resource". 

To paraphrase this idea - your outsourced accounting partner should by performing the work and proactively providing solutions, as opposed to giving you items to research.

I dont think your pro forma is accurate.  

They are liveable, but new flooring, trim and paint would help spruce things up.For my analysis, I used some of the sellers pro forma info (as I have not fully accurately looked into items such as insurance, prop taxes, utilities, ect.) and used what I believe my numbers and annual income from rent/storage would be.