The CA market is high risk right now and lenders are getting conservative.

When it comes to building your own models how do you underwrite value add rent increases ie: bringing rents up to market at lease renewal/ bringing down units onlineIt can be done manually when investing on a small scale but once you get into bigger unit counts it seems inefficient to manually enter the rent roll for each month during reposition and even more complex when there is a diverse unit mixHow you do you model this on your large deals with the goal of accuracy and being conservative?

Once you learn the numbers and what makes a conservative deal you will be able to find very quickly who is and isn't a strong operator.

To be conservative I am basing numbers on an average rental amount per unit of $600 a unit, and  believe can increase unit count to 12 to 14 units but that is not in my numbers at this moment. 

That did the trick and we got a very fair but still conservative appraisal and got the HML paid off.

We are building 2, 3 Bedroom AirBnB's in the lofted space which should bring in $100k each, gross, conservatively.

While I get the appeal of that, I'm a more conservative investor so I don't like making that kind of bet, personally.The cash flow numbers you're showing aren't amazing, although, yes if you financed only 80% it looks better.

We are pretty conservative on our underwriting and as a result have to look at a ton of deals in order to find the winners which meet our investment criteria. 

Most new investors want to be conservative on their first investment property, preferring to play it safe with a property that is in an area that is selling well.

I'd probably be more in the conservative side of the camp recommending primarily having more funds for not only the down payment but the rehab (or oh sh*t costs more like it) that inevitably come up.