Friend told me rent vacancy is a problem but i think you still end up getting a better cap rate than here in Boston...Any one investing there have any input?

I don't want to walk away, because again, the numbers work as $100/unit cash flow (4 units), after PITI of re-fied mortgage, $16K or so on HELOC, 5% CapEx, 5% Maintenance, 6% Vacancy, and 10% Property Management.  

If anything, the whole abatement issue seems like as big/critical of a cost as vacancy, since either way, you aren't receiving rent. 

This way you can get something from them that's reasonable without running the risk of unwanted vacancy. 

Curious as to what percentages investors in Ft Wayne, IN are using for maintenance, repairs, vacancy, and cap ex?

So I'm thinking buy a few low investment properties and using them as section 8 properties and get the experience in property management while also making sure I have no vacancies since there are high number of people on the waiting list in this area looking for homes that qualify. 

I would say you need to plan for the following to happen to you during the next 15 years:- May need to drop rent by $200/month for a while due to market conditions- May have 2-3 months of lost rent due to vacancy and/or eviction- Broken garage door opener, hot water tank, furnace, or appliance requiring a repair man and possible replacement- Need to replace carpets or re-paint the entire unit and it's not covered completely by damage deposits.- HOA fees and taxes continue to go up every year but may not be possible to increase the rents due to market forces.If you have a good W2 job and you can hang on for 15 years and cover these situations I would actually say you should keep the place!    

Price 37000 Initial investment 9300   Rent 790 Vacancy 5% 39.5 Insurance 67 Repair cost 2% 15.8 Prop management 10% 79 Taxes 50 Principle 145 Utilities 0 CapEx (depend on age) 110 HOA 136 Total expenses 642.3   Cash flow 147.7 Cap rate 4.79% Cash on Cash return 12.31%

I would take a look at the Rental Vacancy Rate in your area.

Where sfh if the tenant moves out your sitting at 100% vacancy.