I am looking to achieve a low down payment and renovate the portion of the home I would be "living in" over the year I am supposed to be residing there and essentially using that year to take my time with renovations as I am full time student and working full time.

Rent minus expenses = Cash Flow. 

As a conservative investor I believe we are late in the cycle and I don't want to newbie sponsor learning expensive lessons with my money.

I also found a bank that would finance that low cost of property as a regular 30 year loan so payments on debt is way low obvious $100 - $120 per unit.

These include reporting rental income, allocating expenses between personal and rental use, and navigating new limits on mortgage interest and property tax deductions under the Tax Cuts and Jobs Act of 2017.In places like Hawaii, STRs are subject to additional taxes, emphasizing the importance of understanding the local tax landscape.

And there is zero equity buffer to protect your loan either, meaning the loan to value (LTV) is 100% which is super risky.I'm sure there are some that are confident in going this route because they know and trust the borrowers they gator lend to but people fail people they know and trust all the time -think divorce rates are low?

More details/example fees: Management Fee: 10% of gross rent collected, $50 minimum per unit.Leasing: One full month’s rent upon execution of a leaseOther: 10% will be added to each invoice for any repairs, maintenance, improvements, landscaping, and snowremoval for the Property 50% of late fees collected $50 lease Renewal Fee $50 per utility turn on $25 posting 3 day notice $100 per court appearance witness fee $50 tenant removal with bailiff or police $50 to meet inspectors for housing voucher programs, occupancy certifications, and/or POS or rentalinspections Broker may charge to offset Broker expenses for postage, key copies and other misc. expenses $100 set up fee $120 annual consortium fee ($60 March 1st, $60 Sept 1St)Given all this, how do I input it when I'm making calculations for a potential investment (do I put this in as >10% like 12%, 15% or 20%?

Compensation is negotiable, always has been, and either the seller and/or the buyer will be responsible for any agreed-upon expenses per their listing contract or buyer broker contract.Disclosure about compensation is more important than ever, and remains at the discretion of the representative and their clients, hence the need for those agreements which will be a requirement after the settlement.Buyers and sellers must know how their representatives are compensated and by whom before they commit to a working relationship.  

This is located in Utah County so it is a more expensive area in Utah and it desperately needs more housing.

Currently, prrice is outside of 1% rule and I would like it close to there so that the place would meet payments and other expenses along with a positive COCR