That makes it tough but I think I can still get the ARV needed to cash out refi and not have any money in the dealQuote from @Dalton Foote:

IMHO this isn't an acceptable trait in a flooring material. 

This is a tough one since you haven't even accounted for all of the expenses - maintenance, cap ex, vacancy, etc.

So here is the issue:I don't know how your market works, but I would argue that is a material fact to disclose to the next buyer.

Any material change in the terms of sale, the tenant association right of first refusal is reinstated.Despite this being a pilot program, there is no defined end date for the tenant opportunity to purchase provision.Rental properties in the pilot zone are subject to further regulationsIf a purchaser purchases a rental property and uses any public funds in the purchase, then the rental property shall be maintained as affordable housing for no less than 30 years.Landlords may not evict for any other reason than serious, or repeated violations of the terms and conditions of a lease or occupancy agreement, otherwise defined as “just cause eviction.”PenaltiesAny person who violates the requirements set forth in this ordinance shall be fined, not less than $200 nor more than $1,000 for each offense.

;I am having a tough time figuring the sweet spot on SQFT.

It is a tough one but it's very rewarding once you get into a groove of things

That sounds like a tough spot to be in!

Estimating material costs is easier but the labor is tough.

Trying to BRRR in todays market is pretty tough.