I am looking at properties (with a rough estimate) where the 75% of rent doesn't have a problem of covering mortgage.

Then add those up and divide by 12 to get a monthly average.For example:Peak Season: $5,000 rent at 80% occupancyOff-Season: $2,500 rent at 50% occupancyShoulder Season: $3,500 rent at 65% occupancyFormula: Monthly Avg Rent = [(Peak Season Rent x Occupancy Rate) + (Off-Season Rent x Occupancy Rate) + (Shoulder Season Rent x Occupancy Rate)] / 12This will give you a realistic estimate to plug into your calculator.If you need further help with financing or running the numbers, let me know!

I’m moving out of the house soon and will be living rent-free with my wife at my parents' place in the Bay Area due to some recent life changes.Here’s a breakdown of my situation:Location: Sacramento, CA (4 bed, 2 bath, recently renovated)Current mortgage payment: $3,940/month (including escrow)Mortgage balance: $475,000Current home value: $515,000 - $535,000 (based on comps)Rental estimate: Property management companies are quoting $2,600/month (with fridge/washer/dryer included), but some websites suggest it could go for up to $3,000/month.Planned budget:$540/month for capital expenditures and maintenance$100/month for lawn careTenant to cover utilities (gas, electricity, water)7.5% vacancy rateWe bought the house thinking it would be our forever home, but with our current situation, I’m trying to figure out the best long-term plan.

Estimating ~$90,000 project cost. 

The best thing to do is contact the county tax assessor explain the estimated purchase price and ask how this will impact the annual property taxes.

I can estimate most of the cost, taxes, insurance, utilities, PM fees, and such and I know that should be provided in the expenses but when it comes to the actual maintenance of the property, what strategy do you normally use?

So, I'm estimating your monthly ROI will be very low, 2-5%.

Your own estimates.

Full time job = $4550 monthly; Part time job = ~$2400-$3200 monthlyLittle Rock, ARZillow estimated my property at $358,000. 

You can type in the properties address and it pulls data from airbnb and other short term site to give you from what I've read a pretty accurate estimation of Occupancy rates and income.