The COC ROI will be 14.88% and the monthly cash flow will be $535.95 after subtracting for vacancies, repairs, cap ex, taxes, insurance and P & I. 

I originally cherrypicked 12 units at 450,000 contingent on any outstanding repairs needed .

Just looking at your numbers, I don't see any monthly expenses for vacancy, Capital Expenditures (you may have this wrapped up in repairs), or property management.

Our Property Management Team has taken the correct steps to make sure your property was repaired from previous tenant damages and marketed immediately in search for a new tenant.

I frequently have small plumbing and HVAC repairs at my rental properties.

Quick note: At this point I wouldn't use Brandon's percentage numbers for capEx, vacancy and repairs, otherwise the deal will scare you off.  

When discussing cash flow/month (not CoC) do you include maintenance repairs and vacancy in the calculation?

This includes marketing, negotiating, and estimating repair cost.

This work was done years before I even purchased the building, but I realize I'm on the hook for it.At the hearing, they did a "no suit" for all 11 items since they were repaired, and gave me a 150 day extension on the permit part.

Not sure of the terms etc, but I did tell him that he can work on repairing his credit and refinancing out of the owner finance loan down the road, so even if 30 years of payments he isn't bound to that one loan and rate.