General maintenance (fixing broken things, snow removal, gardening and the like) is probably another 10 to 15%. 

If 2 raccoons enter a rental property and have to be removed immediately, Who's responsibility is it for payment "tenant or landlord"?

Also, are you loosing money due to repairs/re-leasing, or is it strictly break even? 

I have read smoke clings to the inside hvac coils so they may need to be cleaned to remove lingering odor...which is expensive, but I had a house and the 40 year owner smoked until her death and we didn't, we just put a gel odor absorber in the return air duct.

Set up & remove For Rent signs.12.

How about  accounting, legal, lease up fees, snow removal, Pest management, or CapEx reserves?  

But instead would run at least 2 analyses to see how the numbers play:One with the costs included in expenses for the yearAnother with those costs spread out over a period of yearsAnd One with those cost removed and then added back in after the initial analysis.

We currently have a deal where the house had loose wires, no stove, possible mold, so the house didn't pass bank approval.

Reason being you only have 2 units over which to spread all the fixed costs, like lawn care, snow removal, etc.

I have a few but not only are they not cash flowing but I'm loosing money.