You're the perfect person to be able to keep ongoing maintenance and cap ex costs to a minimum!

When evaluating cap rates I'm taking out taxes, insurance, 8% vacancy, 10% repairs, 8% cap ex, and 10% property management fees; however, if I lower all of those percentages then my cap rate is higher - is everyone using lower percentages and that's how they're finding cap rates of 10%, or am I truly looking at a lot of overpriced MLS properties?

If special letters of administration have been granted, but now I need normal letters of administration in order to sell the property before the trustee sale; all the probate notes have been cleared and I am only waiting for the hearing....can I go in for an Ex parte for order shortening time for normal letters?

Expenses (in addition to P&I, insurance and taxes) being 3% vacancy, 5% repairs, 10% cap ex, 7% property management.  

@Jen TeskeI don't know the area so I can't speak about the market you're in, but just by looking at the #s, you're missing a few things: Water, Sewer, Heat, Electric, Gas, Trash, Lawn/Snow removal, Cap Ex, Property Management (even if you're self managing, this needs to be factored in if you want to scale), and although you did include vacancy, if a real vacancy were to occur on a SF you'd have a 100% vacancy, making it negative cashflow since you'd have to cover all the expenses, not knowing when it'll be filled again. 

., does the $7.5k cover any/all deferred cap ex (eg.

Perhaps it's a relative or a surviving spouse, ex-spouse, life partner, etc.

So, 2300 (gross rent) - 500 (owner profit) -1150 (PITI) -184 (management) - 250 (utilities) - 184 (repairs) = 32 (net without vacancy or cap ex).  

Divorced in March of 2015 and moved into an apartment while my ex-wife stayed in the house with the kids.  

To me, that is keeping up with inflation if you're closer to 3%, so I'm thinking 5-6% is probably more appropriate with rising taxes, cap ex, etc, etc.