I suspect that other factors in your financial profile will play into the answer.  

Some local investors tell me no less than 8% vacancy factor and cap ex depends on current conditions of the property and what will need to be done within the next 3 years, could be 10% of gross rents.

If you plan to invest out of state, remember to factor in management costs.

I think that in this business that no matter what area you are practicing, our professional integrity, consideration, putting in the work to make sure as much as possible, you do your part and help make the deal good, you build a good reputation.

I don't see that you factored anything for that either.

Obvously other factors play in and the property is a big variable.  

@Jake KnightI do know of companies and individuals that do really well at wholesaling, but it can be difficult to sustain as you have to do it every month, but if you have integrity and do it right, and build a SYSTEM, I have seen it sustained and can be a good model.  

If you are talking about an integral carport, and not a free-standing cover with some metal poles, there won't be a ton of difference.

This is also with me factoring in 11% for property management, however, I plan on managing this one myself.

I typically use ARV = pro forma NOI/market cap rate.Be careful with this as there are many factors affecting this number.