But I noted that places like North Tonawanda as @Pravit Jarriyapurttipong mentioned are actually outside of Erie County, it's in Niagara County, which follows the stricter landlord laws as New York State... https://ag.ny.gov/sites/default/files/changes-in-nys-rent-la...Would you recommend sticking to Erie County boundaries for this purpose?

After more than 450 deals, everything just seems to fall in place, abundance of leads and lenders throwing money at me.I actually believe this is possible for a lot of people in our industry.

My recommendation is to have someone put in excel and show you the actual numbers.

The equity is actually what you are paying for the property.In this case let's look at the numbers that count,...the current numbers.You have about $500k or more in equity, which is buying you a property that's worth about $700k (I went with the lower PV. 

Our lender has informed us that we need 12 months of rental history to use the actual rent for financing purposes, or we must rely on the appraiser's fair market short term rental value.

just a question - does '1 hour to resolve complaint' actually mean resolution of the issue? 

What makes a property manager actually worth it— having more freedom, peace of mind, saving money, reducing risks, or something else entirely?  

It was nice to see you actually tried to answer the question.

2) How much do you actually know about construction?

I sometimes wonder if people just feel lazy dumping their money into an index fund in the stock market and actually using all that free time to go out and live life.