This 75% is to account for vacancies, additional maintenance, whatever...Its doesn't have to be 2 years of tax returns. 

No maintenance exterior.

If you can find SFH’s in your market that will pay your mortgage, provide for your other expenses the tenants don’t pay for, and provide for your reserves, (CAPEX, vacancy, Repairs and maintenance) and still cash flow a bit and that’s What you’re comfortable buying, do it!!

I think every electronic gate still needs a good padlock of some type.The next problem with electronic gates is they require a massive amount of maintenance since there are many delicate sensors, moving parts and bad drivers often destroy the gates and don't report that they crashed into it before it completely opened or closed.I think in your case you should see how business goes without the gate and if you keep all your units rented then you don't need an electronic gate.

For future situations,  reply to their 30 day notice with a confirmation letter listing your expectations for deposit refund: clean appliances, trash removal, yard maintenance, etc. and remind them of the 30 day stipulation so there is less chance for dispute.

.$1200 repairs/maintenance....other utilities paid by tenants...all seperate meters.

Holding an apartment for 2 months means 2 months of mortgage payment, utilities, maintenance, etc.

I also schedule my own walk-through inspection within a week of purchase so I can take pictures to document condition, ask the tenants about any deferred maintenance, or to discuss any pending changes.

I'm posting this on here as it will help me with the long term real estate goals, and mostly I'm on here to learn how to think as an investor, not a maintenance guy. 

We have established an Accountable Plan and a reimbursement policy, which governs how we reimburse ourselves when we travel from home to the property to do maintenance and repair work, or when we buy supplies for the property.