@Sherrie Wilson thats a lot of extra money for the cool factor.

Many factors involved: 1.

You may be able to factor in certain improvements to your personal residence so when you do move out, you can be eligible to depreciate it.

What are the most important factors that make a good deal? 

All of those factors will guide you on doing a buy down.

I had an estimate done ($7k) because at this point the sprinkler piping is exposed and I'm afraid that could lead to an even greater problem.

and honestly...driving around this city exposes you to the best and worst of urban landscapes in America.

Quote from @David Cherkowsky: Material Participation: Material participation is the key factor here.

the short answer is... the deal has to work based on all of the findings and factors. 

I've included an example below to help illustrate this.So different lenders have different rates (which do vary even for DSCR loans) but these are factors they all consider.See example below:DSCR < 1Principal + Interest = $1,700Taxes = $350, Insurance = $100, Association Dues = $50Total PITIA = $2200Rent = $2000DSCR = Rent/PITIA = 2000/2200 = 0.91Since the DSCR is 0.91, we know the expenses are greater than the income of the property.DSCR >1Principal + Interest = $1,500Taxes = $250, Insurance = $100, Association Dues = $25Total PITIA = $1875 Rent = $2300DSCR = Rent/PITIA = 2300/1875 = 1.23If a purchase, you also generally need reserves / savings to show you have 3-6 month payments of PITIA (principal / interest (mortgage payment), property taxes and insurance and HOA (if applicable).