@Greg Dickerson would know more about construction costs/SF, so I won't add any additional input there.Annual rent increases of 2% may be scalable to 2.5-3%.No comment on VacancyYour J16:L16 has a calculation error, $B$16 slid to $C$16, disrupting your annual rental growth for years 8-10, which in turn affected your NOI & CoC.What are your thoughts for admin fees?

How can the people on the other end of the phone get you what you are looking for if you yourself do not know?

Phone in your name, insurance in your name and low-limit credit card. 

@Melanie McDaniel I'm looking for anything up to 16 units, but if a 24 unit fell in my lap I'd probably go after it :) Aside from networking as much as I can im currently just planning on doing a series of direct mail, coupled with phone calls to the owners at the end of it.  

Call the local water authority and get the last year's bills.What about lawn care, snow removal, and admin/professional fees?

I am planning to start reaching out to those who are in my area and hopefully be able to hop on a phone call.   

Lenders are now even doing phone and maybe in-person interview with the borrower.   

Would you typically have the applicant submit an application before the showing or just a phone screen?

After getting the phone call from police that her duplex was the one where they were storing the stolen goods at(among other substances) she got with a lawyer to see what she how she could mitigate losses. 

When I got there nobody was home so called/texted them, both their phones are turned off.