Calculating Expenses

Just closed on a rehab property in LCOL area and doing mostly cosmetic work + a few capex items (water heater, furnace, plumbing lines). This is a cash flow play with built-in equity after the rehab is finished. Calculated my net expenses:

• PM \~ 8%

(This sub tends to dislike PMs and I understand why. Currently in a position where it is worth my time to have PM oversight until I can self-manage later)

• Vacancy \~ 5%

• Maintenance \~ 10%

• CapEx \~ 5%

• Insurance \~ 5%

• Property Taxes - calculated from city/county tax

My question is am I being too aggressive or conservative with my expenses? Other pro formas I’ve seen on this property are more aggressive than mine, showing a better cash return, whereas mine shows just over breakeven at 80% ltv if I cash out.