I knew my budget was going to be low because we aren't paid very much in the military so I decided that living in a fixer-upper was going to be my best bet.

otherwise let me be the first to say, RUN. do not buy this. ok with that out of the way, a few things you can adjust to give you a more realistic picture in the calculator. no matter what you'll always be spending some money on repairs when you first get into a place, so off the bat i would put a grand or two for estimated repairs. i run my vacancy numbers at 8% as this is just about a month. your capex should be lower, unless this place has some really big ticket items waiting to die. same with repairs. also the insurance numbers and property tax number both seem very high, is this the real numbers or just place holders?

My average commercial deals range around  1mil with your average 20 year amort and 20% down / 3 year pre payment penalty ,  5 year fixed and 3 year adjustable until it balloons .

Most of my clients have base hits properties and I bet the ones that @Matt M. referred too as well have a lot of base hits. 

And/or is that contingent on rate adjustments? 

If there are substantial changes in the rental market, then the company can adjust their policies to reflect the change.

That will be your best bet.  

I would look into that I bet it does cover the physical buildings. 

If the doors were adjusted to a crooked foundation, you might need to readjust or even buy new doors. $$$5.

It should make sense regardless of the downpayment and then you're just adjusting your cash outlay depending on the loan options or in order to get to a cash on cash return that your comfortable with.I hope this helps and I know this is short notice but we're hosing a meetup at Lord Hobo Brewery in Woburn MA tomorrow evening from 630-830pm if you're available.