In those numbers repairs and updates were accounted for.

Almost each of my properties went up by $100 a month more added to my mortgage payment due to rising property taxes (I pay my insurance and taxes through escrow).As tempted as I am to pass the expense on to my tenants, I'm also wary of them moving out as a result which would cost me even more (vacancy, turn over repairs, time, hassle, etc.). 

I am going to talk to the property manager tonight (as well as discuss the shoddy nature of the repair - just a small piece of wood attached that didn't even cover half of the broken window on the door leaving the house exposed, and had been that way for a week and a half when I saw it).

I am seeing prices for light rehab (some Sheet rock, paint, grout, caulk, moldings) for about $3,000 for a one bedroom unit- I mean there are so many ways you can define what is light rehab vs medium etc- but I got a few quotes for painting/some sheet rocking, new moldings, etc and that seemed to be the range (like 2500-3500$ for a one bedroom) including materialsplus an additional 300$ to clean out debris, and window repairs I'm still waiting on separate estimates for but can share information on what I get back :) 

They are a well rounded and responsible (good credit) family and he has done most of the maintenance and large repairs over the 15 years she's lived there.

They will eventually break down and need repair or replaced.  

It may mean the repairs are significant, or it is in an undesirable area. 

As Kenneth said, make sure you factor in vacancy (8%), capex (5%), repairs (7%), prop mgmt (5% even if you do it yourself).

Other than not being directly involved with the real estate (homeowner is responsible for repairs, taxes and insurance-which can be considered a pro) They claim their default ratio is 3% and that they have no problem getting homeowners to purchase.

I’ve renovated the house from top to bottom, removing walls relocating bathrooms etc. and last year I sold off the extra lot which was now on a new road and 1031 exchanged it for a fixer-upper in Nashville Tennessee, repaired it and that is now rented out.