Utilities (STR don't pay for those), replacement of basic items such as towels, paying your cleaners, etc.Are you buying here in SoCal?

My husband and I are looking at an investment property that comes with a tenant locked into a lease until March 2019.

I could not input the expenses correctly and separately as I do not have the itemized expenses, only the gross expenses.

I use 10% for management, but have had clients pay everything from 16% (10% plus 1 months rent every lease signing) to a flat $50 / month.The real questions - what value add opportunities are there?

When does the tenant's current lease end?

I've decided to start with pre-foreclosures, Lease Options, and Seller Financing. 

My total cash to purchase the property will be $6,500 + closing.With a contract for $43,500, I don't think there's much room for a wholesale opportunity & a 30 year loan would increase my cashflow by about $40/mo but I can't seem to find one right now.The property is a 3/2, 1,000 sq. ft. the lease renews in August, month to month, at $825.

If you don't have anyone you're that close to, perhaps you can find someone that you know/like that will allow you to sublet part of their house for 2 months with a formal lease document (so they don't throw you out when they're sick of hearing crying kids :) ). 

@Brandon Turner of course was a huge help in actually helping us model the leases. 

Surely I left off many other items / issues that need to be covered.