So, if I take away the 5% for vacancy, figuring that it will fill quickly at 1050 and also cut cap x from 5% to 2% given the recent updates, I see a cash flow of 78 dollars after PITI, 8% for PM, 5% for repairs, and 2% for Cap X.

You may want to consider selling and cutting your losses because the community is unlikely to improve in the near future.

HR Tax Cut has an upgraded software program specifically for rental properties. 

However, it's also very grueling in the sense that you're going to be spinning a ton of plates if you're trying to produce at a high level and most people really aren't cut out for it. 

I usually have a new tenant under contract before the old tenant leaves, which really cuts down on vacancy time.I know others that won't show until a property is vacant and fully turned.

I had to cut out video games and going out with friends to make this happen.

I would have bought more 2, 3 and 4 unit buildings instead of keeping a laser focus on SFR.

I missed the cut off for this opportunity.

______Lawn, garden, and hedges must be trimmed, cut, and cleaned thoroughly.

My plan is to act as General Contractor for my own house and really cut my teeth on the process and get general feel for the process in real time (I imagine there is difference between reading about the steps and process and actually managing a project through each step).Here is my question - how much more comfortable should I be after managing the build of my own house?