I like maintaining one month rent (8.34%) for Vacancy and hope for 3%.  12% - 15% combined for CapEx and Repairs depending on the age, current condition, and type of property.It still may be a good Buy and Hold deal.  

Another thing to consider besides material costs is permit fees depending on the scope of the work.

You can probably find a credit union that would do a cash out refinance for maybe 70% LTV and if the property is valued at 230-250K you could possibly put 161-175K cash in your pocket keep the rental in Toole and go buy a few properties in Florida or wherever you decide to buy.All depends on how much you want to leverage yourself out.

Will depend on the loan amount...greater than $1M?

Theyll all say "it depends" but they can also tell you what is unrealistic. 

There are definitely a lot of hot rental markets in the OKC area, but like anywhere else it really depends on the neighborhood and part of town. 

Depending on how long you've been on the site itself you'll find there is a ton of free information.

In the Dallas area, it would depend on what class of property you are looking for and what your acquisition parameters - financial targets - are. 

Buttt...It depends on what exactly you want to do in real estate and what your goals are which will determine the path you choose to embark on.

it depend on the location of the dumpster, is close to the building that it will be stinking?