Basically I have a rental that is 2700 sq feet with pool and landscaping and right now is using $50/mo for water and sewer (higher in the summer) so I budget $50 for any rental smaller than this with less water usage just to make sure I am not undershooting the value.Same for Electricity and same for gas: Call and ask or ask the owner/tenant what the average bill is.Repairs- I budget 5-10% of purchase price, but only as personal preference, you will figure out what you need as you go along.Vacancy-this is more than most would do, but I collected demographic data on all zip codes in Tucson so I knew the vacancies, employment sectors, house hold size, schools etc of my target areas.

Port is a great retirement lake community with a good mix of first time buyers and downsizers that work for our target properties.

In RI there is 60 day notice you must give to the elderly and disabled of an increase but the lease comes with the building so the date it expires is when you can target the increase.

I'm thinking like this: First the Micro: How are MY target areas performing in terms of economic indicators?

I am just starting out with a 4 family and a 3 family and am targeting to keep the following for EACH property:Operating Account = 2 x monthly mortgage taxes and insurance (MTI)Reserve account = 2 x monthly MTI, plus auto-transfer of 10% of rent collected each monthWhat do you guys think is a good best practice?

If you haven't yet- be sure to setup some "Keyword Alerts" to get into conversation in your target area.

Your projection is surely on target, growth fuels cost of living, and for investors that means rental stability (to an extent i would say, area dependent).but with that comes competition as an investor.

Adrian, have you tried the Maryland Assessments web site?

Low income area are ok but it depends on your investment area and what are the target markets of your end buyers.

If you haven't yet- be sure to setup some "Keyword Alerts" to get into conversation in your target area.Seeya around!