The secondary area/tier I consider to be the Hartlet/Dale/Hansuld st's as well as the homes north of cheapside (ie Mark,Micheal,Beckworth) These houses are likely older and have more deferred maintenance and our likely smaller homes.

-Gross Income: $1,700 / month-NOI: ~$1,150-Mortgage: $509-Cash Flow (with maintenance, CapEx, and vacancy): ~$620 / month-Cap Rate 9.6%-CoC: 19.5%Admittedly, turn key was even more simple than we expected.

Then depending on what your planning for any type of property management and maintenance, vacancies. ...  

However, I am responsible for all maintenance, management, repair, tax, insurance, and deb service.

We've got about 250 that we rent out and though your cash flow is higher, the maintenance and turnover expenses can get out of whack unless you monitor your team carefully or have a very good property manager.

My terms for a lease where the tenant/buyer indicates their intention to buy, makes them responsible for all maintenance and repairs.

I did my math factoring 10% vacancy, 5% misc, 7% maintenance.

This is especially important so that we could suggest additional expenses that you may have overlooked or maybe even say for this type of property you do not need to include this or that.Your analysis should look similar to thisGross Income    25500 (2125*12)Operating Expenses  (you still need this number)Net Operating Income (NOI)  you get this number by subtracting Operating Expenses from Gross                                                           Income.To get your operating expense number add up the following  TaxesElectricWater & SewerTrash PickupLawn care and/or snow removal Gas / oil / propaneVacancy (use 5-7% of gross income)Maintenance (10% of gross income)InsuranceHome owners Association Fee (HOA) You may or may not have this oneI like to include a 5% misc expense ( i use this as a reserve)You may be paying all of these or just some.

For buy and hold properties, this means including debt service, taxes, insurance, management, and reserves for vacancy/maintenance/repairs. 

Is it OK to add this part in addendum.REPAIRS AND MAINTENANCE: Tenant agrees to maintain the lawn, repair and/or replace any and all facilities related to the premises, to provide ordinary and customary preventive maintenance, and to maintain the building in good to excellent condition throughout the Term of this Agreement.