I try to stick to 65-70% of ARV - minus repairs, when ARVs get above 300k should I be closer to 75-80%?

Being in a bad part of town usually means the quality of tenants won't be that high.

Maybe that job is real estate and your hobby is repairing bicycles.

I would have central air/heating repaired.

I try to handle the situation to avoid further issues down the road. in your instance i'll put some fans on to dry the area and continue to get a repair man.

@Nathan Brennan landlord should definitely repair.

I had factored in repairs, closing, no commission due to no real estate involved....What would be considered a better spread?

I want to eventually rent out my SFR but need to make some repairs. 

Not in a flood zone fema will only give her 26k or so to repair.

To me their value is in chasing down late rent and collecting late fees as well as being willing to post notices and arrange for repairs  In Minnesota I paid a full month for placement, but then just $89/mo on $2700 in rent.