In your example, a $5000 +/- on expenses can swing the cap rate from 10.5 to 12% may not seem like much but depending on your debt cost could be significant.Lastly, some items should be easy to estimate (taxes, insurance, etc..)

Sell 2 duplexes (4 units) at 90k a piece and almost pay off the debt and hold 6 units.

@Anthony Newbold  the reason he is not in jail is because we no longer have debtors prison... our debtors prison is now credit card debt and other consumer debt that people voluntarily get into .

Hopefully sell by January, pay everything back, and have cash to pay off debt, fix credit, start new flip, and get going.

In the process I have learned much about restoration, plumbing and flooring and creative ways to keep my tenants happy while thier home is torn apart and repairmen in and out all day.

I would normally want to put in all new appliances, just to cut out maintenance headaches, but hopefully the initial cost savings will make it worth it.I've also found good deals on used cabinetry at our local Habitat ReStore, both kitchens and bath vanities. 

I'm in school mostly on scholarship, so I will have little debt by the time I graduate.

The market is frothy and young professionals see their parents massively in debt and their ultimate aspiration was to leverage their entire life into a crap box.

.: $200Total Expenses: $14,880NOI: $26,753Mortgage: 4.63% Debt Service: $18,026Cash Flow: $8,727Down Payment: $97,500CoC if Maintenance at $1,000: 8.9%CoC if Maintenance at $4,560: 5.3%The maintenance portion of the above is not fully vetted and could bring my CoC return lower.

However I have a high debt to income ratio and live in a house that is way too small for my family so I need another one.