After you get the actual numbers, now you can estimate the remaining, such as cap expense and vacancies.

I'm getting a NOI of 1008.17, Cap rate of 4% and a GRM of 10.41.

I will make my  $10,000 for my reserve account in 11 months by doing my 5% hold backs for vacancy cap X and maintenance.

The cap rate was 6%.

Financing: Conventional 30yr fixed at 4.75%Purchase price: 215,000Down Payment: 43,000Loan Amount 172,000Closing costs: 3,000Total outlay: 46,000Income:Monthly rental income:  (700+700) = 1400Monthly expenses (please critique my % allocations, based off BP calculator recommendations):Mortgage: 897.23Vacancy 5%Prop Mgmt: 8%Cap Ex 8%Repairs/Maint: 8%Water $60/monthProp Tax: $125/monthInsurance: $77/monthResults:Fails 1% rule (Needs 2k in rent or 140k purchase price)Fails 50% ruleCash Flow -$165CoC Return -4.3%https://www.biggerpockets.com/...Bad deal as is, huh? 

Maintenance/cap ex are not as correlated with the rent as with the particular property. 

and will the value still be determined by the NOI divided by the Cap Rate? 

The current tenants are moving out in 6 months so the seller is listing with lower price with cap rate at 7.6%.

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