Is this property worth it?

No unit is rented 365 days a year. 6% is roughly three weeks of turnover; a stable long-term tenant is less, and a rough move-out with repairs is more.

Put less than 20% down and the lender usually requires insurance that protects them, not you. It sits here rather than under expenses on purpose: it's a cost of the loan, so it lowers your cash flow and DSCR but never touches NOI or cap rate — which is what lets you compare this property against one bought for cash.

Look up the parcel's actual tax bill instead of estimating it — it's public record on the assessor's site, and it's the line that most often turns a good-looking deal negative.

A landlord policy, not a homeowner's — they're different products, and the landlord one usually costs more.

Landlord registration, trash, pest control — the municipal charges that aren't property tax. They're real in Milwaukee and almost nobody puts them in their numbers.

What it costs to get the unit ready for the next tenant: paint, cleaning, carpet, a lock. Vacancy above only counts the empty weeks; this is the spending that comes with them, and it's usually the bigger of the two.

Day-to-day repairs: the furnace call, the leaking faucet, the appliance that dies. Charged against the rent you actually collect.

Money set aside for the big replacements that aren't “repairs”: roof, furnace, windows, service line. They come rarely and cost thousands. A deal that only works with this at 0 is a deal that works until the roof goes.

What a company charges to run the unit for you, usually 8–10% of collected rent. Leave it at 0 only if you're certain you'll never hand it off — including the year you move or get sick.