John means that your other expenses across that board that you put 3% for... repairs, CapEx (big stuff like replacing roofs and large ticket items), vacancies and PM.

https://www.jmre.com/grec/SupportCanList.pdfhttps://www.jmre.com/grec/SupportCannotList.pdf (pay close attention to items 9 and 12)Hopefully these answer your questions!

Then I can add up items to make it easy on my CPA to do my taxes.

You may be the only one in your company but you need to subcontract out items such as maintenance, evictions, bookkeeping, leasing, etc. you may be able to handle the bookkeeping and the leasing right away but after you get enough units you want to hand that off to other people.  

There are a lot of small maintenance items (like a door jam, toilet clog, blind malfunctioning, fireplace pilot light out) that I don't have the resources to cover at the moment they occur.

Here are some of the missing items...

The inspection period is a negotiable item.

Remember deposits are to cover damage and for larger items you need to prorate them so budget accordingly.  

@Mike Wood You are exactly right on your expense itemization, plus anything that may be extraordinary about the property in its operations, but i think you are spot onI always tell investors look at the OM as your starting point, never take those as the gospel.

The plumber cost less than $5000 8 years ago, and that included installing washers and a couple of other items, so i'm already ahead.