Assuming the tenant placement is not factored into the 10% property management fee, I would conservatively estimate 3 weeks for turnover/new tenant placed as well at 50% of the monthly rent paid to the manager for tenant placement.

I want something upwards of 10%ROI when I am being very conservative using my numbers/cushions.How do you feel, multi or single family for a first investment rental?

Buy a conservative start home in Colorado Springs with low down payment.

Yes you don't eat a mortgage, but you will have costs such as keeping the heat on in the dead of winter to prevent pipes from freezing, insurance, etc. you want to be conservative with the numbers to give you worst case scenario. how are you looking with capital expenditures?

I totally understand being financially conservative but this seems to be wealth-adverse.

(maybe - need to see more of the home) I ran real comps with an agent last night and a conservative ARV is actually $198k so there is a little more room here than I originally thought. 

My gut is telling me to step back and stick with conservative numbers.

Vacancy - I'm conservative, but I like to assume at least 1 month out of the year I'll be vacant (8.33%), which would be a $250/mo expense.Insurance - For a $265K house, I'd expect the annual insurance premium to be higher than $1092.

The numbers that they target for their deals are very conservative, which I believe it's safe to assume, that is will make deals harder to find.

I'm estimating the cash flow to be $530 per door conservatively.