Emergency room personnel they can tell you that on a daily basis they deal with multiple dog bites and repair terrible   situations to kids faces and fingers..that are NEVER reported  this is DAILY mind you.. and the dog is a 25 pound or less dog that has you said you could "drop kick".

For the 18 months that I hired them for their services, they have charged me over $11,000 for maintenance, repairs, & upkeep of this home.

Maybe my expenses and reserves are too conservative, but I think they're reasonable:PM: 10% - actualVacancy: 8% - estimate; 1 month/year and includes annual lease-up for tenant renewal (just a few hundred dollars, so less than 8%)Repairs: 5% - estimateCap-Ex: 5% - estimateGross rent is $885/month for this 3/2 rental. 

So......I am looking to buy 3 bed single family home with very little repair needed.

My argument is, since the inspector noted "fair" and "poor" condition, this is proof that the property requires greater than average repair expenses. 

It needs a new certificate of occupancy, which requires some repairs, estimated around $3500-5000. 

So these three terms are all interrelated; Market Value, After Repair Value, and Appraised Value. 

However, if you keep these for any length of time (20 years) there will be numerous repairs potentially.  

There aren't many 2 car garages in the area that are this usable (some are mostly unusable).Initial Repairs: $7-10k (mainly new paint, carpet, lower cabinets in the kitchen, glass block in basement and upstairs bathroom, updating bathroom)Expected Rent: $700/mo (probably doing Section 8)Expenses = $310/mo (based on items below).10% Property Management: $70/mo10% repairs/maintenance: $70/moRE Taxes: $35/moInsurance: $57/mo10% Cap X: $70/moI've used different real estate calculators but since they ask for the information differently I seem to be getting different numbers for my cash on cash returns and cash flow.

His quotes for a new water line to the city main are running $12k without any other repairs.