Heather,Following what Jason Bott explained and looking at the numbers you gave, I would estimate that the depreciation is somewhere in the 70% range ($100k depreciated value vs $340,000 Replacment).  

The repair guy came outside of the time range he gave me - I think he said monday, one day job and he came back on Tuesday to finish.

IRAC (the regulatory board) sets the allowable annual increases, which typically range from 1-3%.

Those are in AL and MI. as for additional charges, in PA depending on the county you have to pay a sheriff poundage fee which ranges from two to 4% plus any transfer taxes. 

I would ask your realtor about average days on the market for that particular area, price range, and what you are looking at.

In small smaller “slower” lower growth towns outside metro areas, you might see 7% cap rates.In my local market, Greenville SC which is booming but certainly a tertiary market, cap rates are in the 5% range.

The yields have ranged from negative to 50%+. 

I would also add, if you have a range of something (like years or square footage), be sure to go both ways when you limit as well. 

The seller should not be punished if the rehabber does not make sufficient improvements to satisfy the banking requirements.

I appreciate your information on the spreads you look for, I was looking for $225K in DC and $175K in NoVa but it wasn't seeming to leave much wiggle room, I was thinking about increasing my target spread but want sure if that was too large a spread, knowing that you look for that range helps tremendously in that I know I'm not crazy looking at those numbers haha.