I ended up spending close to $10,000 on the eviction and rent ready repairs.

., WITHOUT ANY OTHER MAINTENANCE/REPAIRS/VACANCY, I get about $283/month cash flow (that's on a 30-year fixed, 6.50% rate, 25% down). 

My guys do whatever I want as I give them tons of repairs/ reno. 

Unless you have prior real estate training of some kind, determining the arv, FMV and repair cost will be challenging.

I would also make it clear that they are responsible for any repairs to their appliances.Is there anything I'm not considering that would make it a bad idea to let them swap in their own appliances?

Here are your best options:FHA 203(k) Streamline Refinance – Lets you roll in up to $35K in repairs.

.- This will allow low down payment and the 203(k) allows repairs to be financed into the purchase mortgage.- The 203(k) will allow you to bid on properties that need repairs that won't qualify for a traditional mortgage => less competition => better purchase price.You will need to find a great local contractor you can trust to supply the required bids to qualify for the 203(k).- After closing, you can do some of the work yourself to save money, but the program doesn't allow you to pay yourself.You will want to buy a Class B property, maybe Class C+, in an area that seems to be improving.

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.

As an investor, I expect a property manager to take care of everything that would normally stress me out—like dealing with tenant complaints, handling repairs, finding good tenants, and making sure rent comes in on time.

The unit needs a lil fixing like paint but not sure if theres a need for any major repair because inspection is not done yet.The initial calculations that the agent showed me will sum up to almost 80% or even higher of my over all savings for DP and Closing cost.