As far as your actual mathematical calculations, yes it is all right except for:1 - your Cash-on-cash you are correct in it being 13.29% if you do not factor in closing costs however, if you factor in 3% ($4,008) closing costs your cash-on-cash is 11.56%2 - you cash flow of $296 is mathematically correct however, understand that your property management will be based off of collected rent and if you are factoring 10% vacancy the correct way would actually be to factor your PM fee after vacancy is accounted for because again most PM fees are on 'collected' rent - so if you run PM AFTER vacancy your PM fees are 1,728/yr. and in turn your cash flow is actually $312/mo. ($3,744/yr.).

Are either of these areas far enough away to not have too much headache factor associated?

Mold remediation is not cheap and I'm sure there is at least one hidden surprise you would uncover if you did this deal, so be sure to add a 10% overage factor for whatever your contractor friend estimates. 

As a commercial property manager, I've obtained many quotes to paint parking stripes and each stripe is typically $5-8/each once you factor in labor.

most people will look at square footage, number of bedrooms, cap rate, any necessary repairs, and of course the biggest factor location.

Well I guess that more so would depend on a few different factors such as the condition of the house, rehab costs, the relocation costs, new comps of new neighborhood, any permits that have to be acquired and probably several other factors I'm unaware of. 

Good morning BP community,Looking for recommendations for hard money lenders in North Carolina.

When fix n flipping you have unknowns, "fudge factor" you have to account for.

There are a number of different factors at play here.  

I woke up this morning and realized Property Management!