It's not a passive job (regardless of what the IRS says).Everyone honestly should be running and creating their own calculators - why people invest tens/hundreds of thousands of dollars and then rely on someone elses (or better yet - pay for someone elses) calculator blows my mind. these are simple calculations for 90% of landlords.

Those folks simply can't be relied upon to relay inquiries, showing requests, etc or to put your best foot forward.  

It's really only relied upon in new construction and even then I would place more value on a discounted cash flow with assumptions for time to stabilize to market occupancy.

So with retail sales ( unlike if your building something were your relying on rent) we did just fine market absorbed it..

@Jasmine Williams in theory this sounds great but in reality 500k equity after paying closing costs and taxes would be around 250k cash in hand, so the 6% CoC you are getting would translate to 1.25k monthly cash flow.

I think we are at the point, where labor costs are actually going down as most of the labor relies on big national builder's for their work, and with home sales slowing down, we are seeing labor rates competing for work, which is driving down the costs.

Don't rely on your PM or a contractor. 

Don't rely on a single tenant verification service.

Inflation, for instance, can raise property prices, but this doesn't necessarily translate into a real increase in value when adjusted for the cost of living.Demand can also drive appreciation, but there are factors that could cause demand to decrease.

Your numbers are simply not worth the paper they're printed on if you really need to rely on a home inspector to tell you about the property's build quality and condition.