Or that you won't have any vacancies or repair costs?

This single family home will need about 60K in rehab and presently are looking for loan vehicles to make needed repairs to put home on market.

Looks in the repair van for parts to make this work.

I buy using a commercial loan for SFH from a local credit union which allows 20% down on purchase and cover 100% of repairs per contractors quote.  

I'm sure you can still find something there if you search hard enough, but then you have to evaluate how much time you want to commit to that strategy.I've had decent luck with the MLS finding properties that are in need of significant repairs. 

He continues to pester me by phone.

Or would it just make sense to factor in my 10% Cap/Repairs/Vacancy/Management for the total rent of the building (planning on renting it from myself) instead of treating it like 2 seperate condos.

Make a referral to a contractor you know, or volunteer to stuff envelopes or answer the phone.

If you do your own repairs, than it will probably just be a pain.

Remember that most things start to give you signs they are failing month or years before they actually "let go" so if you are often repairing a large expense item be wary and contribute more to your buffer.