Excluding vacancy, maintenance, and PM you're at ~14.5%.

That's not including vacancies and property management (or paying for your time spent)

I aim for 20% cash on cash return excluding vacancy and maintenance AND 5-10% equity remaining (all in vs.

On the other hand, if you have a really thin reserve, then you may not be able to handle emergencies and vacancies and that can be extremely stressful and dangerous.

We self manage allow us to keep firm control, lower vacancies.

We will have a very little left at the end of each month in case of required maintenance or vacancies.  

.)- Down payment: 12k- Rent: $825/month (I allow pets)- PM fee: $123- MX: $82/month (10%)- Vacancies: $82/month (10%...It’s actually been closer to 7% the last 5 years)- Reserves: $41/month (5%...I probably can drop this due to this property being a condo.

Run a break even analysis, not hard and it's it's not a ratio.Look at the ARV and costs estimates, add your fluff for overruns, then look at market rents and vacancies, etc.....will it work?

The more you have the cheaper it is too.Finally, why would you let them buy a house at Christmas time and leave you with a winter vacancy?

I think if you need the cash flow right away, then go with the best of the worst.However, if you can financially support the vacancies, then I agree with others in that you are better off leaving it vacant and hope to find someone you are comfortable renting out to as opposed to someone who will give you problems all the time.