Because the neighboorhood is "coming back" most of the homes have been completely renovated in 2016 and up and we've already seen some that have been completely renovated (plumbing, electrical, floors, kitchen) for around 380k and that's where we want to be.So after accounting for vacancy, cap, and repairs and maintenance percent of around 8-9% we would be looking at around $500-$700 in positive cash flow monthly, plus the $1,100 or so in equity every month give or take if fully rented (all 3 floors).

I was thinking of offering 10-15 percent ROI once I refinance but don't want to over promises.

I did the 2 percent rule and it comes out to about 1.3.

Purchase price is 260k, 25 per cent down. 

Price 275 k Rental income 3000k expenses 900 a month( includes taxes , insurance, etc)The 75 k down payment is borrowed .So I’ll have to repay 275 k at current rates (6 percent?)

Still pay myself what I consider a modest salary and my couple splurges this year was an economical family vacation to Colorado for a week (done on a tight budget like I always do - first vacay in 2-3 years) and a maybe once in a lifetime antelope hunt I was offered) and then a used vehicle so I actually have room to have staff with me and not have to ask them to drive. 

Ten percent of the property will qualify for the Section 121 exclusion, while the remaining 90% will be subject to depreciation recapture and capital gains tax.

These [This] district should be located only where all necessary public utilities are available and where transportation systems are adequate.Uses permitted by right:Aquaculture.Automobile assembling, disassembling, painting, upholstering, repairing, rebuilding, reconditioning, body and fender work, truck repairing or overhauling, tire retreading or battery manufacture.Building materials sales and service yards.Commercial kennels.Contractors equipment and storage yards.Convenience center.Convenience store.Data and computer services centers.Fleet parking.Flex office.General office uses.Hotel.Laboratory, research and testing.Light industrial uses.Light manufacturing uses.Machinery sales and service.Microbrewery in accordance with subsection 28-39(w).Motor vehicle rental.Parking and storage of tractor trailers.Printing, publishing, engraving.Public facilities/utilities but not including propane and heating fuel distribution facilities, generating facilities, substations, switching stations and wastewater treatment facilities which are permitted as a conditional use permit.Public parking lot.Public works excluding wastewater treatment facilities.Railroad sidings.Restaurants without drive-through.School, vocational.Selected indoor recreational enterprises within industrial parks.Storage warehouse.Veterinary clinic.Vocational school.Warehousing, mini-storage.Welding or machine shops (including the use of punch presses not to exceed fifty (50) tons rated capacity).Wholesale business.Conditional use permit:Adult business.Airport, private.Boat sales.Brewery.Clinic, medical and dental.Communication facility.Distillery.Drive-through.Dwelling for watchman or caretaker on-premises.Low intensity commercial retail not otherwise listed.Medium intensity commercial retail not otherwise listed.Microbrewery, in accordance with subsection 28-39(w), with facilities for events such as weddings, parties, and/or events with two hundred (200) or more attendees.Motor vehicle sales.Other light industrial and manufacturing uses not otherwise listed for this district.Place of worship.Public facilities/utilities for propane and heating fuel distribution facilities, generating facilities, substations, switching stations and wastewater treatment facilities (except for the expansion or modification to a wastewater treatment facilities existing prior to October 17, 2006).Recycling facilities.School.School, industrial.Truck stop.Vehicle fuel sales.Here are some questions I have:1.

I recall reading that most managers charge a percent on the rent, but T&H showed their pricing in a dollar amount.

Not sure as to your parents' net worth or their age but the lifetime exclusion after the recent Tax Cuts and Jobs Act is pretty high now that some of these other avenues could be good options.