Some local investors tell me no less than 8% vacancy factor and cap ex depends on current conditions of the property and what will need to be done within the next 3 years, could be 10% of gross rents.

If you plan to invest out of state, remember to factor in management costs.

vanilla purchase transactions where you aren't exposing the transaction to any reliability risk because it's so simple a dead chihuahua could underwrite it.Just to add confusion to your life, your realtor referring you to someone like me will likely call the local-to-you-me a mortgage broker even though in reality it might be quite rare that the local-to-you-me brokers on REI deals.

I don't see that you factored anything for that either.

Obvously other factors play in and the property is a big variable.  

What economic factors must be present to carry on business in our economy, land or Fords?

If you don't see discoloration or evidence of mold in the attic area along with in the exposed areas of the bedroom, I would not be as concerned about the allegations of mold affecting the tenant health.

This is also with me factoring in 11% for property management, however, I plan on managing this one myself.

I typically use ARV = pro forma NOI/market cap rate.Be careful with this as there are many factors affecting this number.

We look at many factors before deciding on a suitable tax structure.