I’m moving out of the house soon and will be living rent-free with my wife at my parents' place in the Bay Area due to some recent life changes.Here’s a breakdown of my situation:Location: Sacramento, CA (4 bed, 2 bath, recently renovated)Current mortgage payment: $3,940/month (including escrow)Mortgage balance: $475,000Current home value: $515,000 - $535,000 (based on comps)Rental estimate: Property management companies are quoting $2,600/month (with fridge/washer/dryer included), but some websites suggest it could go for up to $3,000/month.Planned budget:$540/month for capital expenditures and maintenance$100/month for lawn careTenant to cover utilities (gas, electricity, water)7.5% vacancy rateWe bought the house thinking it would be our forever home, but with our current situation, I’m trying to figure out the best long-term plan.

Estimating ~$90,000 project cost. 

The best thing to do is contact the county tax assessor explain the estimated purchase price and ask how this will impact the annual property taxes.

So, I'm estimating your monthly ROI will be very low, 2-5%.

Your own estimates.

I can estimate most of the cost, taxes, insurance, utilities, PM fees, and such and I know that should be provided in the expenses but when it comes to the actual maintenance of the property, what strategy do you normally use?

Full time job = $4550 monthly; Part time job = ~$2400-$3200 monthlyLittle Rock, ARZillow estimated my property at $358,000. 

You can type in the properties address and it pulls data from airbnb and other short term site to give you from what I've read a pretty accurate estimation of Occupancy rates and income.

So the increase in revenue probably ends up being 5-6%.Maybe I am over estimating the cost though.

I don't know if I did it right, because I prefer NOT to get a traditional loan for my next property.... and I don't know how to estimate (or even GET) private lender loans.My buy box is;- Something I can use for long term rental AND MTRs.- Less than $25K in rehab- Quick rental potential (<3 months rehab).- Low crime, low foot traffic- Access to restaurants, grocery and job (hospital, university, denver tech center, denver downtown)- COC ~5-6%My preferred method to buy is Sub-To, so I would like sellers (and agents) who are ready and willing to consider this.