When evaluating cap rates I'm taking out taxes, insurance, 8% vacancy, 10% repairs, 8% cap ex, and 10% property management fees; however, if I lower all of those percentages then my cap rate is higher - is everyone using lower percentages and that's how they're finding cap rates of 10%, or am I truly looking at a lot of overpriced MLS properties?

The Title company's lawyers will probably type up a document detailing legal action will be taken if you do not leave the premise.

 If a sell/owner was to carry a loan through the sale of real estate property, can that seller take out mortgage insurance on the buyer?

My insurance agent told me the vacant home policy is applicable if I go the first route and builders risk if I go the second route (tear down to basement foundation).

You buy it and fix up the renter's side first, and let's say you manage to rent it for $1000/monthly, but $750 of that goes to expenses - mortgage, loans to fix it, insurance, etc - so you have $250/month to go along with your $20k/annual, so by year 3 you have enough to buy a second unit. 

There's a healthy investment to get certified, insurance, etc so wanted to get a temperature gauge before diving in. 

In my analysis, I'm assuming a 30 year loan with 25% down, 10% for vacancy, 10% for property management, 10% for repairs, and 5% capex (+ water/sewer, garbage, lawn care, and insurance).

The business seems much larger, since there is 17 locations in the area and was told there are thousands of offices nationwide...Commission:level 1: $0-$25k 60%level 2: $25k-50k 65%level 3: 50k-70k 70%level 4: 70k-100k 75%level 5: 100k-150k 80%level 6: 150k-175k 85%Level 7: 175k +     90%Fees:$300/yr, E/O insurance$100, new agent setup fee$75/mth, marketing fee$72/per 1000 business cards$18/per name badge$225, FAR/NAR Membership initiation fee$460/yr FAR/NAR annual membership dues$90, MLS setup fee$350/yr MLS annual membership dues$50, supra key setup fee$275/yr, Supra key annual membership dues$110, lockbox purchaseFlorida Luxury Realty from the beginning was kinda hidden off the road, the office is hidden in the back of a business complex in regards to the one office i specifically went to, its very clean and professional looking, just the office overall is not very lit up or fresh looking...and when i dropped in there was noone at the location outside of the clerical person at the front desk from what i could tell, most of the office was completely dark...

I dont know if there is a non-disclosure agreement, or another legal document needed to barr this kind of action, that I would need to protect my (and my mothers) property.

Expenses (in addition to P&I, insurance and taxes) being 3% vacancy, 5% repairs, 10% cap ex, 7% property management.