If you do not know the age of the HVAC, roof, and other big ticket items I would add those to your reserve too!

If it's a FSBO and the seller is with you during the walkthru, ask him about recent repairs he's had completed on big ticket items (capital expenditures) and if he as documentation.  

When I mentioned capital reserves, I did not mean repairs and maintenance but rather the big ticket items such as new roof, carpet, appliances, furnaces and other big ticket items that need a savings available to pay for them.When it comes to income properties, many investors calculate profitability using the 50% rule.

I hope someone is interested, because tickets are already purchased!

I'm also a "part time" airline pilot and fly international flights based at LAX.

One of the reasons BRRRR can be great is you generally already replace big ticket items like that at the start.Vacancy is heavily dependent on management and your area, but 5%-10% is common.

Maybe try buying lottery tickets or wholesaling.  

As for set asides, you will eventually encounter big repairs or need to replace big ticket items like roof, HVAC, etc, so setting aside money for those things now, a little each month, is important. 

I work full time as a flight instructor and want to move my real estate investing to wholesaling.

I would work/develop a chart of big ticket items such as the roof, water heater, HVAC system, etc and calculate how much each of those items should cost per year and factor those items into your expenses as well.