Just do your best and use your knowledge to cut through.

However, if you are trying to benefit from the low money down and low interest rate normally associated with a conventional loan, you could consider trying to find someone to cosign and give them a cut of the cash flow and equity in return. 

The attorney makes a bigger cut of the premium  then the run of the mill escrow officer. 

So, if I take away the 5% for vacancy, figuring that it will fill quickly at 1050 and also cut cap x from 5% to 2% given the recent updates, I see a cash flow of 78 dollars after PITI, 8% for PM, 5% for repairs, and 2% for Cap X.

You may want to consider selling and cutting your losses because the community is unlikely to improve in the near future.

HR Tax Cut has an upgraded software program specifically for rental properties. 

However, it's also very grueling in the sense that you're going to be spinning a ton of plates if you're trying to produce at a high level and most people really aren't cut out for it. 

I usually have a new tenant under contract before the old tenant leaves, which really cuts down on vacancy time.I know others that won't show until a property is vacant and fully turned.

I had to cut out video games and going out with friends to make this happen.

I missed the cut off for this opportunity.