My calculations are based on 2 sets of numbers - the numbers the seller has provided, and my own calculations accounting for 5% for vacancy, 5% for repair, 5% for capex, 10% for property management and actual costs for property tax/insurance.I am trying to decide if this deal is worth pursuing or if I should walk away due to the premium on the homes.

Has anyone established a company (llc or other) to manage your own properties?

Do an inspection every year for the long term tenants and keep rents at market value so when you exit the property it will have a higher value. 

Does the same go for someone who refers me a property ?

You can't show properties when you are working so the best advice is that no matter how much time you have to commit to real estate, be full-time in your part-time, meaning square away the time and put everything into those time blocks.

They require meetings where the house chores and costs are divied up, a house mgr in charge, all that.   

We own a SFH long-term rental property in Nevada that was placed into service in 2023.

It seems like a great market for that despite the property taxes.

Find the property that works for you and snatch it up.

Maybe the tenant improved the property 13 years ago, in exchange for a 15 year lease.