Regardless, the Board adopted regulations that all but eliminated our options to rent the place, including a proposed $250 fee per rental for "administrative costs" and requirements that renters sign an extensive agreement about what they could and could not do on the condo common grounds. 

The fee is very low-5.00 per.

However, if you only live 1 or 2 hours drive from the property, try to still manage it yourself so you can pocket the management fees.

even if you manage it yourself, you need to factor in property management to ensure the deal has enough cashflow.

For the moment everything assumes 100% financing)* Repairs (default is $2000)* Vacancy (default is 10%)I also make sure to include HOAs, management fees (which vary based on property type), and insurance (which also vary based on property type, and are just estimates).The list is up to date as of this evening (June 6th), but it's static so it won't be updated unless I update it.

Not really because I found out that, after the real estate agency's 5% fee (30K),  I will have to pay around 30% in capital gain taxes which comes up to a whopping 96K.

I do not think this was a major strategy killer, but the house sat empty during peak rental time (Summer before school started) and is still vacant at a price above Proforma.Some Observations: Closing costs came out to be much higher than the proforma estimateTaxes were spot onProperty Mgmt. fee spot onThe vacancy is listed at 4%, even though PM says I takes an average of 45 days to rent, so it’s a broad average I’m assuming after tenant leases or across all their properties.They advertise 2-year leases during the tour and most turnkeys are rented prior to closing, not the case for my property, still vacantOne inquiry has come in for a family whose house burned down, but they want 3-month lease smack in the middle of winter for another renewal, not optimalNeither the marketing department nor PM inside Reedy was very proactive as far as communication.

There are so many factors that play into keep vs sell decisions, but ultimately your strategy should be based on your end game.

100% financing is tough...even for private lenders, unless there are compensating factors (great track record, proven successes, strong reserves, great credit score...maybe even good job/w2 income (usually not a factor for non-bank investment property lenders, but may be for a private individual)). 

I know CAP Rates are only a quick reference, but how do you "quickly" factor in the expenses to rehab a property showing high CAP rates, or do you treat that like you would on SF flips/rentals where you deduct rehab costs from the Purchase Price (which I don't think is how it works)?