To run more accurate numbers on expenses, I've plugged in 10% for property management, 10% for vacancy and 15% for maintenance for my properties Those are each percentages of the gross rents each month.

I work full time so I'm not looking for a fixer-upper, just a nice place that cash flows and doesn't suck too much time.This deal is a solid duplex built in the 70s (most places around here were built in the 1880s.Asking $139,000 (but its been on the market for a few months)$1700/month rent (1.22% of asking price)tax $2700insurance $1400Maint.CapX (10%) $2040Management (10%) $2040Vacancy (10%) $2040NOI $10,18020% down at 4.5% interest for 30 years is $563/month $6756/yrCashflow $3424/year ($285/month) so $142 per unitI also expect over $2000 in tax benefit.That's a profit of $5424/$30,000 down for a 18% return on investment including the tax benefit.There is very little inventory in town for rentals, so I expect a much lower vacancy rate.Roof is newer, water heaters new, furnace new.

I always hope to rent the home and only have three days of vacancy for cleaning and re-keying so I start showings 30 days before lease is up.

House cost is $125,000 - negotiate to $122,000 (4/2) 1626 sq ft.Taxes = $2,582rentometer states = average rent = $1198, median rent = $1298Realtor comps for rent = $1,400-$1,600I ran numbers using = $1,375/mo rentI plugged in 8% Vacancy Rate, 6% Maintenance, 6% Cap Ex, 10% property managementHere is what the calculator spit back out.

I understand how to crunch numbers but with 300 plus doors in a C+ grade neighbourhood what is reasonable vacancy rates?

The other is for $875 to two guys and a dog that make about $90K per year combined.I don't have any vacancies right now, but have two coming up in the next month and will try this again.

(I have good credit)Purchase Price: $32,000.00Purchase Closing Costs: $1,500.00Estimated Repair Costs: $2,000.00Total Cost of Project: $35,500.00After Repair Value: $36,000.00Down Payment: $5,000.00Loan Amount: $27,000.00 Loan Fees: Amortized Over: 15 yearsLoan Interest Rate: 5%Monthly P&I: $213.51My numbers(monthly): Vacancy: 110Water: 100 to be safeP & I: 213.51Repairs: 275Insurance: 50Taxes: 183.33

@Terry Hershberger Well from the numbers I'm looking at the COC% is near a little over 21% that's considering a 7% vacancy rate and 7% maintenance based on rent. 

If I understand your numbers properly, the 10% = $3000 annually or $250 / month BEFORE maintenance, vacancy, and management fees.  

Are you going to have a lot of repair and vacancy costs due to your clientele?