I was using current income taxes reported by the country appraisers website and divided it into a monthly answer and rounded a little over (single digits) to be conservative. 

I have signed up for the do not call list.The calls I get may be violating it, but I do not answer unless I know who it is.Too many junk calls, list or no list.

A HML is not the answer, they won’t lend money for the down payment because they would have to be in second position.  

I have done many of them with investors and happy to answer questions.

This is entirely going to depend on their individual lending criteria, no general answer is going to do it.

I guess I should have specified whether or not I should be in touch with an agent or narrow down and get in touch with property management/managers that are involved with the market that I'm interested in and have absolutely not enough first hand knowledge.I guess either way you answered my question and confirmed my gut instinct that I should be narrowing down and getting in touch with some property managers in the areas I'm interested in investing in.

@Tysaul Horton funny I just answered this question.

Looking excitedly forward to your answers.

The answer is turnover costs (different than repairs, vacancy, etc). 60k houses rent to C/C+ residents.

I wish I had a more simple answer for you, but feel free to reach out if you have more questions.