In your example, a $5000 +/- on expenses can swing the cap rate from 10.5 to 12% may not seem like much but depending on your debt cost could be significant.Lastly, some items should be easy to estimate (taxes, insurance, etc..)

Sell 2 duplexes (4 units) at 90k a piece and almost pay off the debt and hold 6 units.

@Anthony Newbold  the reason he is not in jail is because we no longer have debtors prison... our debtors prison is now credit card debt and other consumer debt that people voluntarily get into .

Hopefully sell by January, pay everything back, and have cash to pay off debt, fix credit, start new flip, and get going.

In future, if you don't know the occupant, you should write John and/or Jane Doe and all others in possession.

@April S. a tenant and a seller are not the same thing and the process for retaining possession rights to the property are different depending on which it is you are actually dealing with. 

@Christina Hall none of that matters at all as far as the process to take possession of a property you acquire via some type of auction.  

I'm in school mostly on scholarship, so I will have little debt by the time I graduate.

The market is frothy and young professionals see their parents massively in debt and their ultimate aspiration was to leverage their entire life into a crap box.

.: $200Total Expenses: $14,880NOI: $26,753Mortgage: 4.63% Debt Service: $18,026Cash Flow: $8,727Down Payment: $97,500CoC if Maintenance at $1,000: 8.9%CoC if Maintenance at $4,560: 5.3%The maintenance portion of the above is not fully vetted and could bring my CoC return lower.