.$8k closing costs looks very high.Repairs and CapEx or 6% combined is very low.

A combination of a private lender and my own funds for the purchase and a HELOC from another rental for the rehab.How did you add value to the deal?

Rent out the single family and combine the 2 HELOCS $112,000 HELOC on two family + maybe $150,000 HELOC on single family and use that for a downpayment on the next house.

But I contacted the primary lien holder's lawyer's directly though and so I know that combine balance owed (five lien holders) is more than the offer but still less than the appraisal (by about 10-12%).

I start with 15% combined.

Combine that with low interest rates and the super low supply and it makes for quite the seller's market. 

I was thinking of doing a combination, and am not trying to cheap out for think of it logically with the following assumptions: 1. the 2 companies only guarantee for 30-days2. the canine inspection can only be done 2 weeks after the treatmentWith these two assumptions that they are really only guaranteeing to do 2 treatments at most.

They currently bring in a combined 6000/month (signing a new lease for a year).

I'd probably go with 20% for vacancy, maintenance, and capex combined, possibly more depending on the area and condition of property.

Also, Im a semi-retired CTO/COO and would like to speak to others with either similar ideas or people that are interested in combining smart technology with property investment