I’m looking at a house to purchase...by my bank wants to charge an interest rate that I’m not too fond of?

Cap rate is based on 40% expenses of the gross and 5% vacancy. 

She purchased property 5 years ago for $155,000, so she probably owes about $140,000 (making some assumptions on loan term and interest rate).  

Because I'm raising this extra equity up front, my cash on cash returns are lower than I'd like in the early years even though my cap rate and project IRR are where I need them to be.2.

The vacancy rate is different for different locations (i.e.

They also generally have higher interest rates.)

For what you did yourself you have the amount of time and supply costs and set an hourly rate for yourself based on the skill set you are using.  

Not only is it not scalable but if I was to analyze my profit by going off the number of hours I've spent fixing this place up it would be the worst hourly rate I've had in my life.

C has a lower appreciation rate but cash flows are generally higher as well as management and turn over.

How did you determine the rent rate?