Historically, investors have used vacant rate of 10%, but with current low inventory expected to be a problem for 5+ years, many now use only 5%.Maintenance will vary between 5-20% depending on the the amount of deferred maintenance and property/tenant class.CapEx wouldn't worry about on an SFR.What cities are you looking in?

Paid in full rent properties have horrible returns, higher taxes, and higher liability exposure, without exception.Why would you not buy a lot more properties and use leverage at historically low rates to boost your cash flow tremendously?  

The grand dames are flip-worthy if they've already had most of their authentic historical detail destroyed. 

Historically, through COVID Jerome Powell has remained dovish on the matter and has stood his ground about not letting his dove dive into the ground and creating negative interest rates, but he has lowered them to help the economy. 

Our initial project was a convert of a historical house in a historic neighborhood.

The most definitive proof of a legal dwelling unit is a previous permit or historic water records.

or even the historically "less desirable" (not intended to be insulting) neighborhoods due to the high demand? 

The historical stats indicate Ca has been a great place for buy n hold.  

The housing inventory here is at a historic low.  

At the time of this post (July 2019) cap rates are at or near historic lows.