So I find that when I evaluate properties according to the BiggerPockets method, including CapEx monthly, including 5% of gross rents for repairs and maintanence, including 10% for property managers, etc, NO property passes any test.  1% rule, 50% rule, or even being positive cash flow.  

Easy. what's the cost of the extra interest on a 5% down loan including PMI?

HOA includes water, insurance and maintenance.i have interested tenants ready for a 3 year lease lock in.The rent in the area is up to 2100-2200the seller is asking for 299000, i plan on offering 225k; i did the analysis on the basis that the property may be worth the seller's asking price. 

I was initially surprised b/c my lender has been great and has always included about 80% of new rents on a potential purchase into the equation.

Starting early may allow you to get some re-design included to your benefit, but even if not there is still time for the court to sort things out while work proceeds so it doesn't need to be a scramble on your end.

That covers pretty much everything from the studs up including the markup on labor / materials.

Including buying homes for me to personally live in , not under the business. 

Many investors are willing to close fast if it includes this kind of return, as long as they have clear title.  

However, you should always include Property Management (recommend 10%) even if you are planning to self manage.  

A good Mentor will do the equivalent with you in any industry including ours!.