@Maria Espinoza, beyond vacancy, which I was actually thinking is tight, but probably close (average tenancy 2-3 yrs and 2-3 week turn around between tenants, is not far from what I have seen), but I agree with Mike, most lenders will not use 2% and default is 5%.The bigger potential issue I see is your repair and Capex reserves.  

3 bed 1 bath , rental average is $850+/month.

.#3 Contact Local Contractors for Labor Pricing / Hire a GC to ConsultCall local Subcontractors and get budget pricing for common repairs on your typical rehab project.For example, call a roofer and ask what their average cost per Square of Architectural Asphalt Shingle Roofing would be on a 1,500 sf house, with a 6/12 pitch.Note: Some contractors will be reluctant to share pricing without seeing the property, but tell them you are just looking for a rough budget number you can use on future projects.You can also pay a General Contractor a consulting fee of a couple of hundred dollars (per house) to walkthrough a few properties with you and provide a detailed estimate of prices that you can use as your 'menu for future projects.#4 Compile Your Prices into a Spreadsheet or Estimating SoftwareOnce you start to get a better understanding of Labor and Material costs you will want to store this data into a spreadsheet or software that you can use to help you streamline the estimating process.The Book on Estimating Rehab Costs comes with a spreadsheet that you can use to help you populate your own database of labor pricing and material pricing.

The average length of tenant stay in multi-family properties in Las Vegas is a little less than one year.

When a tenant moves the average cost to paint, install carpets, repair or replace a faucet, toilet, broken kitchen or bathroom sink, etc. is never less than $2500.

What is your average tenant length stay?

On average HML's usually do not lend above 75% LTV.

I would use a simple depreciation calculation by looking up the average lifetime of your HVAC system and dividing the cost of the system by it.

Real estate investing is a pretty forgiving world and the average person can still make money even with some pretty big mistakes.

What is the average vancay rate when it comes to AirBNB in your market for SFH?