@Nick Payton , not sure if the 50% rule counts escrow as an after mortgage expense, but here is the breakdown:Mortgage payment: $388Escrow: $237total: $625Expenses:Utilities: $250Maintenance: $1075% vacancy: $70CapEx: $110total: $537We'll see how well those numbers match up with reality in the next few months or so, with these numbers my cash flow is closer to $250 a month than $300, guess I got too excited in my original post =).If Escrow counts towards expenses (taxes and insurance) then I meet the 50% rule for sure.

I mean ,it might look good when all you are thinking about is the Mortgage payment, but consider 10% vacancy (plan $150 per month) Repairs (Plan $100 per month), CapEx (Plan $100 per month) Management (plan $200 per month), Insurance (Plan $100 per month) Taxes (Who knows...

Being a 2007 build I have left expenses at $100 a month, and vacancy at 8%.Taxes and HOA- come directly from the county site and HOA rules and regs so those numbers are accurate.Insurance-  I am waiting on a quote but I own a similar home that cost me $900 a year so I have estimated $1200 for this one.I intend to use a property manger to place the initial tenant as I have no experience with these contracts. 

If the HOA is ran down with a bunch of vacancy you can expect to pay or eventually pay higher HOA fees from the lack of owners paying into the pot.  

Well, that's not true because there are other expenses like vacancy, maintenance, and other variables. 

I am buying homes for 300-400 monthly PITI and renting for $1100 - $1200 and I still don't feel like my margins are big enough after management, repairs, vacancies, city fees etc.

A lot of issues that cost time, money, and vacancies revolve around poor tenant screening.

If your rent for $2300/mo, you are going to run negative as that doesn't account for ANY repairs, maintenance or vacancies.  

., vacancy, etc) due to my meager down payment I'll only cash flow about $365 per month total for all 8 units.

Nobody wants to move in December - February so if I had month to month leases I could have people move out at year end and then either be stuck with a vacancy or have to slash my rent in order to get someone new.