Maybe I'm calculating the gross monthly income all wrong because I'm basically using Rentometer and taking the average rent from that area.

Just the extra earned from these two programs is 1.5x more than the average middle-income earner would normally earn.

@Adriel Hsu IMO 10% cash for class C is way too low... my rentals are in a strong C area with average rents for 3 beds in the $1,500-1,600 range and I look for 8%+ cap, 15%+ cash on cash.

Mason, this site has some good real estate data, it's owned by Berkshire Hathaway: https://www.berkadia.com/research-and-resourcesTry selecting the "Berkadia: 2020 Forecast" to download a pdf with a review/forecast of a few dozen markets.

I think prices may hold on average, but terms are not going to be as favorable to sellers as they were last year.

If it is a higher-priced property that is vacant and needs some repairs or a major rehab on a lower-priced property  I will purchase a Builders Risk which also covers uninstalled materials and products on site.We went for 4 years with zero problems in 46201, 46205, 46208, and  46218 averaging 80 to 100 vacant units per year but at the end of 2019 and 2020, we have had to take more precautions.

On top of that, they spent over $800 in the span of ~50 vacant days.Long story short, I am willing to pay Meridian Property Managment (in Memphis) the average cost of utilities, but that only comes out to $438.75 for the days they were there.This would make me $372.73 (utilities owed) + $200 (they did not replace a fixture, as confirmed by my realtor) short of what they are asking for, and they are threatening to file a lien (presumably mechanic's) if it isn't "paid in full."

Most libraries offer free audiobook downloads. 

You'll be able to download them there.

Look at it as a weighted average cost of capital approach.