Then house drainage, does the water run away from the house or towards it, any foundation cracks, shifts, issues? 

Unlike some markets, there are plenty of cleaners, handymen/women, hot tub repair people, fireplace repair people, septic and well people, etc.

Single family homes in our market have above average annual appreciation and we live in a hot rental market so our strategy is to buy, hold and rent to maximize profits.

I have an opportunity to get a SFR for 45k that is in a rough area but newly renovated with new hvac, water heater, and roof. rent should be 750 per month, taxes 650, ins 900. assuming 35% for capex and repairs and 10% for PM. assuming 8% vacancy factor and 5% leasing.

Remember the cost for connecting water/sewer or maybe in your area it is well and septic.Great job.

I don't have anything listed for water and sewer or garbage, because I am returning that to the tenants with a flat fee.

If you have a hot market and multiple qualified applicants, there is no reason to consider paying an agent.

Owner is currently paying water, sewer and garbage, but I excluded those expenses and instead will make that a fee for the tenants to pay and added it under other income.

Remember, land usually sells much slower than houses, unless it's in a really hot location, so you'll have to lower your asking price quite a bit from retail in order to sell it quick.  

Hi all, had some bad water damage in a duplex of ours in Rockford and we've cleared everything out, almost down to studs and are looking for a GC who can do it all (carpentry, drywall, subfloor, paint, plumbing, etc).