If you've been at it for 2 years and can't find a deal then you probably have to revisit your plan, assumptions, investment thresholds, etc.  

The exit data, rent assumptions, etc. are very important to the overall returns. 

I’ve seen people made bad assumptions about debt service, what utilities will cost, underestimating vacancy, etc.

I'm looking at a deal and the seller is saying you can pay all cash, get a new loan or assume existing loan with 5% interest until Sept 2018 then jumps to 8% after that. there might be a 1% assumption fee.

It seems that some buy the HOA foreclosure, and then rent the house out, until the lender finally forecloses, hoping that they can make back their investment in rents before-hand.My questions are on both sides of this equation.The general assumption is that if one's struggling to pay the HOA, they may soon be struggling to pay their mortgage.

You are making an assumption that you will be able to refinance immediately.

What is a good assumption to use as a percentage of gross rents for Repairs & Maintenance and also Capital Expenditures?

I'm looking at a deal and the seller is saying you can pay all cash, get a new loan or assume existing loan with 5% interest until Sept 2018 then jumps to 8% after that. there might be a 1% assumption fee.

I am making an assumption that $2400/month in Georgia is a Class A property.   

Negatives; hes in breach of contract as my lease states no subletting, I have no idea if he has the proper insurance, he's outright lying to me, hes making more money on MY investment than I am (assumption).