Can try to reposition to Class B, but neighborhood may impede these efforts.Vacancy Est: Historically 10%, but 15-20% should be used to also cover tenant nonpayment, eviction costs & damages.Tenant Pool: majority will have FICO scores of 560-620, many blemishes, but should have no evictions in last 2 years.

All rents coming in is income, all costs are expenses. 

But there are many more investors chasing every deal that's out there, repair costs are much higher, taxes are much higher, insurance is much higher, regulations are starting to become a bigger issue, and of course interest rates are an issue. 

Ok so I sold a property for 1,050,000 cost basis was 175 exchanged for another property for 860k.

. $25.00/mo with a 30 day free trial.

The Almanack of Naval Ravikant (it's free as well)@Will Gaston sent me a copy and it was excellent

We self managed the entire time, even remotely, because we found the cost of property management to be too high and it cut into small profits.

I want to be fair but also recover all my costs and make a profit that both I and the lender take advantage of.  

Congrats - are you holding this fully free and clear (no debt)?

For a Lead Safe certificate (which shows that lead dust levels are within tolerances and has to be re-done periodically, as opposed to Lead Free, which shows that there isn't any lead to worry about and doesn't have to be renewed) almost all scenarios can be remediated by cleaning or repainting (followed by cleaning, of course).