Having said that, I need to put about $40,000 in repairs into it. 

Typically, a full-time PM (especially when you're long distance) handles everything for you from advertising, screening, and placing tenants, as well as day to day stuff such as handling repair requests, collecting rent, handling rent court/evictions.

What is the market value after repairs or updates?

Hi Sacramento investors, I'm looking for resources to estimate repair cost for a flip. anyone wants to share their spreadsheet with current prices?

Sometimes not a major problem that needs repair.

So lets say I'm looking at a property (4plex) that has these numbers Purchase price: $175,000Estimated Repairs: $15,000Total cash needed: $60,500Annual Income: $33,600Annual Expenses: $26,606Annual Cashflow: $6,994 or around 11.5%CoCIRR after 10 years: 49% it seems the longer you hold the higher this goes?

I didn't hire professional inspectors in my deal, but only brought over my regular repair guys to help inspect (structural, roofing, etc)as for management software, I use easy self storage too and I agree with comments above that it's a good fit for small/medium facility given consideration of their cost vs. value. some others like sitelink and storEdge have quite more cool features but you pay for that premium. another factor for me to go with easy self storage is the competitive rate from merchant account provider they partners with that you use for your website's credit card processing. their call center feature is very nice to have additionif you need that.

For example, sometimes I need 85K, then I find out I actually need 93K when I start repairs. 

Here are the numbers I have.Asking: 380,000Closing Costs: 5,000Down Payment: 13,300 (3.5%)Interest rate: 5%All 4 units are 2/1.5, with 1,020 sq/ft.Unit A: 895/monthUnit B: 880/monthUnit C: 950/monthUnit D: 950/monthCap Rate: 7.0If I include all 4 units, then after 5% vacancy, 5% repairs, 5% capex, and 10% property management, the property should cash flow about $75 per month.

If your purchase price, repair cost, ARV, and monthly rent numbers are correct, then this is just a terrible deal.