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The one with a two year lease has a trashed yard and says she can not afford her storage unit.

Your vacancy also looks a little low to remain conservative.

I bought a new rental property months later, however, I have not been able to rent it and the rent I can get for it is too low.

For many property managers, this is why they are in the business they are in--the management company is low risk and will make it's fees no matter what. 

On the Cali ones I mentioned I rolled the costs into the loan I got so low I was able to roll everything into the loan that way I had no out of pocket costs

It sounds like it needs a substantial amount of rehab (to your benefit) so if you can get into it for a low price with seller financing that would be ideal.

What is considered too high or too low?

The operating expenses above though look awfully low for the year, almost as if vacancy, maint and Capex savings aren't accounted for.Can anyone help set me straight... or is this actually a bad property (at its current list price)?

Seems like prices are low for property and taxes (a lot better then NY).