Pay yourself.Summing these up and adding to your already-listed expenses:Maintenance - $270CapEx - $270Vacancies (5%) - $135PM (8%) - $216Expenses you listed: $650Total percentage expenses per month - $891Total Expenses per Month: $1,541So your Income minus Expenses:$2700 - $1541 = $1159 income per monthThe last thing to be added in as expenses, and is dependent on your area: Inspections and Licensing.

To negotiate, I used the inspection report as a basis for what needed to be fixed.

Inspections aren't always necessary and the cost for them isn't that much in the grand scheme of things. 

I do want the purchase contingent on an inspection and seller's ability to providing a clear, unencumbered, marketable title. 

(I will use it sporadically the rest of the time).I have asked my agent to get a letter from HOA in reference to the timing of the increase.I am “reportedly” buying it from an elderly couple ,the house inspection was fine but still does not feel right..

Most people I know use the inspection period to get them out of the contract. 5.the low and no money down book by brandon turner.

I am not typically impressed by the permit inspections but again it is better than nothing.Assuming that all 3 contractors come out of the above similarly, there would be no reason to not go with the cheapest but what you may find out in doing the above is that there is a reason the cheapest is the cheapest. 

When the offer is accepted they use the inspection contingency to physically look at the property.  

One of the biggest lessons learned from this deal was getting it to pass inspection.

One of the biggest lessons learned from this deal was getting it to pass inspection.