While the 1% rule seems to dominate our market pricing, many of our turnkey assets do much better. 

I'm currently working to rehab and add value to a duplex in SF, and then hoping to use that equity created to fund more REI.

Don't rule out MLS for sure!

Can you have a look at both of these worksheets and let me know if you believe any of these assumptions are off from a general rule of thumb point of view.  

there seems to be numerous pre-purchase analysis software programs for creating a pro-forma for multifamily Acquisitions, available in the market.

Capital Expenses, items that are not just consumables like appliances, roofing, AC, all have what is called a Class Life and get depreciated according to IRS rules for that Class.  

I just ran a property that I would love to buy if I can find the private money or possibly the hard money at the right rate and ran it through the BRRRR calc.All looks great except when I look at the financial projections section I see the following...50% Rule Cash Flow Estimates Pre-Refinance Total Monthly Income: $2,850 x50% for Expenses: $1,425 Monthly Payment/Interest Payment: $600 Total Monthly Cashflow using 50% Rule: $72 50% Rule Cash Flow Estimates Post-Refinance Total Monthly Income: $2,850x50% for Expenses: $1,425 Monthly Payment/Interest Payment: $556 Total Monthly Cashflow using 50% Rule: $869Am I missing something or should the total monthly cashflow Post refi be that high?  

I target properties where I think we can create a higher and better use.  

He said there is only one rule you need to know about being a landord "if they can not pay one months rent they can not pay two".

Medicaid rules keep evolving, and states all differ in how they set up their programs, some do it well, others just create big bureaucratic mess.