I have read most of the BP published books, listened to a lot of the BP podcasts and have been trying to practice analyzing deals, so I feel like it’s time to take the next step.I live in the Portland Metro area of Oregon, so buy and hold rentals that cash flow, or have a good ROE are scarce.

She may not know what ARV is or ROE or price to rent ratios, but she knows how to ask that makes sense to her and  to me. 

Well, to be fair, the OP did state that just for the purposes of this illustration, we are assuming no appreciation in MV.Also, I think you are confusing ROE with IRR.

It does suggest that if there were a moratorium after 7/31 (federal or state), and it ended up before the Court, he would vote with the other 4 justices (Barrett, Thomas, Alito, Gorsuch) to overturn the moratorium.  

Overturning the disease could solve multiple problems for you, most importantly her health!

There are lots of potential reasons for overturning the ban, but she choose to look at basically none of them.

@Megan Roe scroll through a parcel map.

I don't include principal as a part of a C on C calculation but I generally do include it in any sort of return calculation, I.E ROI or ROE.

You can always try to overturn the reassessment; everywhere has some procedure for disputing a new assessment.

Not only is your ROE low, you are likely paying taxes on it now because your depreciation no longer offsets the income.