Let me add the house comps for about $28K (size, age, Bd/ba, distance,) has a $10K balance (plus $800 in arrears) on the mortgage, and needs about $7K in repairs to get the house to minimal living status.

The house has had foundation repair w/ a lifetime transferrable warranty.

Because they had renters insurance their company came in, did an estimate and wrote me a check for the damages and repairs. 

If you accepted the condition of the property when you signed the lease, and the home came equipped with working AC, the landlord must accommodate the repairs or replacement within a "reasonable" amount of time.

My first questions are as to why you are using only 6% for vacancy, repairs and CapX?

The basic information is below and comes from owner-supplied rent roll and 2017 figures:Listed Price: $339,000Gross Rent: $47,520 ($495/month per unit)Taxes: $1,506Trash: $666Utilities: $6,406Cable: $1,982Maintenance/Repair: $4,673Insurance was not listed in the numbers given, so I estimated insurance to be around $1,617 based on 0.003% of property value plus $75 per door.

With 5% vacancy, 5% for Repairs/Maintenance,  4% for reserves, and 10% for property management, the cash flow will be $110 after mortgage payment. 

I've started negotiating with the seller about repair/credit.

Looking at your deal and running my numbers (I also use hard money that lends at 70% ARV, 13.99% interest and 4 points), you would need to get the purchase price down to at least 230k, preferably even lower in order to get the HML to fund the full repair (assuming you can even find one that will do 100% purchase and rehab there).I have spoken to a lot of people doing deals in Atlanta and I know there are some pretty cheap properties there that make great deals.

I am worried about not being able to calculate the repairs needed on the property if I don't view every unit.