So perhaps 10K to be safe.   

I can't quite put this together in my head -- if as you say you're looking to rehab to the point where you'll reach a higher plateau of tenant clientele, then that sounds like a pretty big do-over, and tenants couldn't safely remain during construction -- how can the current tenants not have already been informed that on a given date they need to be gone?  

Just to be safe, whatever number you come up with, use 90% of it.2) Repair cost - How much is it going to fix the house?

I have an 8 year old daughter and my job is to keep her SAFE!

Should we be doing it the same way just to be safe?

Personally I can't say if $100/door/month is good or bad, it depends on your market, price of the property etc.Depending on your area you might hit a better vacancy rating, I read last week that the US average is 7%, but always plan on the safe side.  

They better be ready for a 1/2 hour tirade on my dislike for bad landlords and how we take personal pride in ensuring our properties are nice, up to date, safe, and are houses the neighbors cans be proud of.

We focus on areas with decent schools, safe areas good local amenities.  

There's a lot of stability, and it's a safe market for both investors and buyers.

They're not too concerned about cosmetics as long as all the units are "livable" and safe.