The first pass is based on the "Gross Yield" which is simply the ratio of annual estimated rents by bedroom count divided by the sales price. 

In the "estimated repairs" field in the rental property calculator, we've currently got 25K there.

If you truly want conservative estimates stick to the 50% rule. 

Based on this the estimate of 10% cash on cash seems unattainable (I would be interested to see how you're putting together your numbers to get that percentage due to the variables; it seems the ability to put a low enough amount down to meet that number would equate to the addition of PMI and kill the cash flow on every listing I've looked at in my desired neighborhoods).

It sounds like there is absolutely ZERO chance this will not be a huge problem for your PM. 

Most of the wholesalers I have encountered are miserably off on the rehab estimates.

That tends to be the only tenant who will stay to term.Also, being in Ohio (winters) we will offer oddball leases to get the future leasing period back on track to always be leased in spring/summer.Right now (Feb) we are doing many 15-18mo leases so when they do vacate we're leasing back up in May-Sep.Some people like 1yr leases so they aren't stuck with a "problem/annoying" tenant as long and have the chance to cancel at 1yr vs being stuck with them 2yrs.  

Will it happen, probably not, but the chances of you getting sued and needing the LLC are probably slim also. 

., shouldn't be estimated, they should be real figures based on consistently updated data with a substantial lookback period.

I don't know that there's the same chances of appreciation as in the northern parts of South LA, but it seems like the cap rates in Compton and Lywnood are better than elsewhere, and there are some deals available if you are willing to do some rehab.