@Josh Chavez A Credit repair specialist might be able to guide you here.

I say this because 10K in repairs represents 5.4% on the 185K price and 6.25% on the 160K price. 

Make sure your repair estimates are close to accurate.

*Side note some policies may offer "Repair Cost" settlement which is a nice option that falls in the middle of RCV and ACV and may not require you to insure the dwelling at the full replacement cost estimate.For those outside the major Ohio cities you may have a small stroke hearing someone say to insure it for less than the full RCV.

I want to use the Rehab Estimator calculator to start running the numbers to find good deals but I'm stuck on how to estimate the cost of repairs without totally guessing...

Also got the inspection done and had the owner pay us for repairs that we would need to make on the units.

We are looking for handyman that's skilled in the areas of construction and know how to manage and be responsible for  area of drywall, painting, small plumbing, small electric, small roofing repairs and fixture installation.

Net comes in at $2950.00 I would put back $450.00 a month until I get %5K in reserves for repairs and upgrades.

The monthly rent covers my loan, property taxes, yard care and leaves me with a small amount  per month which I save for repairs.

I made some repairs to the property that added a 3rd downstairs bedroom.Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?