So right now, in this moment, A-class properties will probably see the least amount of economic vacancy.  

. | NOI $16,607 | CoC: 14.94 | Cap R: 7.72% | CashF: $611.56 | Year Build: 2006 |Vacancy: 5% | CapEx: 7% | P Management: 10% | Repairs: 6% | Comparables within half mile.4003 Madison Dr Killeen 76543: $244,000 08/22/20193800 Malibu Ln Killeen 76543: $265,000 12/05/20191401 Dugger Cir Killeen 76543: $250,000 09/01/2019Thank you by the way for any information or input on this matter just wanted to see if it makes sense for an investor at this present day before I tell the home owner and agree with that price.

With single family, duplex, fourplex, one vacancy takes you from 100% to 75/50/0% occupancy, and likely your will be cash flow negative, hence why you are still being underwritten with a personal guaranty on the loan.Once you get into larger deals, then your credit and income are less important, as the asset is being underwritten. 

Lets assume the estimated cost for rehab is $50,000, including vacancy. 

Then deduct 10% ($150) for vacancy, and 10% ($150) for maintenance and I'm in the hole.Example 2:Duplex (2 bed, 2 bath each unit)Purchase price = $200,000Loan Amount = $180,000Rent = $800Monthly Payment = $1200This would mean I still have 400 out of pocket expenses.

@Matt Ziegler  No vacancy.

Have you accounted for insurance, capital expenditures, and vacancies in your numbers?

I guess the real question here is i suck at excel and would love to see template examples of some sheets that auto calculate well like for when i input my expenses after rent like percentage saved for vacancy repairs and capital expenditures plus other miscellaneous expenses to help me remain error free. lasrt thing i want to do is realize i forgot something then have to re do the whole thing months from now.

Vacancy, repairs, and capex also all seem too low and there is no property management expense.

I try to evaluate all properties at 8% vacancy (1 month vacant).