This is local.I use 8% vacancy in my underwriting.Bump CapEx and repairs to 15% combined.Did you verify the water/sewer expense with the city?

If you don't have good numbers on your deal, you're dead in the water. 

I would like to get a list of all county properties that have had water/sewer services shut off for more than 3 months." 

Call the local water authority and get the last year's bills.What about lawn care, snow removal, and admin/professional fees?

They were in the deal, come higher or hell water. 

I am seeing people pay 275k for dilapidated 4 families with 50k deferred maintenance renting for 625/mo/unit and LL responsible heat and water.

(Water left on etc).

With the water supply lines underneath the home, it's important to wrap them in heat tape and make sure the skirting is always secure.

Is the filter clean.

Long play for appreciation seems ok, many people on west coast do appreciation over cash flow.you might want to plan more Maintenance costs depending on age and condition of roof, siding/paint, furnace, water heater, plumbing ectProperty management for 8-10%, unless you will manage yourself