I pay approx 1/2 that rate for my rentals.The others are correct though, you factored light for repairs and missed Cap ex and vacancy.

Planning on having the whole exterior done next but will be paying to get it done and will be changing the colors from light beige and white to grays.

And, how much time and energy do you want to put into the investment? 

I would paint the outside in a light color and install contrasting window shutters.

If you arrive after dark, the porch lights should be on as they have dusk to dawn sensors on them.3.

Assume ($150,000) in rock roads/parking, electric, security system and fences.  150 is really light, we have 100 on a square 2 acres. 

They had all the lights off and had blankets covering all of the bed rooms.

If your electric is metered separately, you also might see an extra house meter, which would charge you for common area electricity, such as shared hallways, basements, exterior lights etc.

., because I have the time and energy to do so, and to get the smelly carpet out.

It depends on the property but at each vacancy I like to do something that is either deferred maintenance or a light rehab.