Hey Carissa, it can be super frustrating to run deal after deal and keep seeing negative cash flow.Your assumptions — 5% repair, 5% vacancy, 5% capex, 10% management — are totally fine.

I'm looking for an experienced handyman that would be able to repair soft subfloor and replace lvp flooring.

I had to fire my GC mid-project, finish with a less-than-ideal handyman, and deal with delays, flooding, and tenant repair issues.

Based on the figures you've shared, the deal looks promising, but a lot hinges on verifying your renovation costs and confirming the true ARV (After Repair Value).

They overpaid on seller financing terms, assumed higher rents than they could achieve, and didn't budget enough for repairs or capex.

It might be an attempt to avoid disclosure of issues such as unpermitted work, mold, foundation problems, or other costly repairs.

A strong planner will help you: - Set up the right entities (if needed) - Time your purchases and repairs - Forecast savings scenarios before you ever fileYou're asking all the right questions—so keep going!

Quote from @Justin McCarthy: We had a refrigerator that needed repair.

So, yeah, my question about the $7,000 or $12,000 and paying for the repairs holds.Since you're likely to reply with more incoherent nonsense, I won't be replying any more unless anyone has honest questions like the original poster and many of the other great people on this forum. 

I'd say top things to keep in mind would be  Setting a clear budget Including; purchase price, repairs, holding costs, closing costs, and your profit margin.