Joe Ort I only have 2 data points...One beat projections and has cash on cash returns of about 25%.The other has had all sorts of water issues in the basement and overall has been cash flow negative.

Due to the unique vacation rental market, non-water front properties don't get the same attention, because most of the vacation rental owners are out of state.  

Also, i usually will add it to the OPTION agreement (not the rental agreement)  that the tenant will pay anything up to $X  maybe more like $2500 in this price range or all of it - however you can't MAKE them do the repairs as they are still a tenant - but you can put in there that if they don't do the repairs and you need to do them that you will add the expense to the purchase price plus a certain % return (make sure it is a legal rate) - or some of my friend will do the repair but the stipulation is it voids the option agreement - I personally think that is too harsh and unfair so I lease option by adding it to their purchase later should a repair be needed and they can't afford it. 

Yes the property management looking for 10% on monthly rent (is that the range you’ve seen)given i don’t expect too many issues I am leaning towards self managing once I have a tenant in place for the short term (6months).

There is HOA of $640, but includes water, sewer, trash, gated, and 24 security who drives around on golf carts.This one I manage and do not have property manager.

We charge at the upper end of the price range for our area because of this.  

The property value ranges are $24k - $38k.

How about expenses for water, sewer, landscaping etc6.

This tower will house 505 students and have units ranging from studios to six bedrooms.[8] AC Marriott Hotel Open for Business in Downtown Tucson- This newly built 8 story hotel hace 136 hotel rooms, 1,500 SqFt of meeting space, Spa and 6th floor pool deck.

They came back with $250 per month for water, $40 per month for lawn care and trash pick up, utilities are paid for by tenants, and no flood history.