Value-add from increasing NOI through various methods of increasing income (below market rents, rehab and increase rents, RUBS, etc) or decreasing expenses.

In California the property tax is based upon the purchase price, so lowering the PP will permanently decrease you annual expenses (thus will increase your cash flow permanently).

ADVISE: I made $120,000 in 2017 and was planning to buy a house to decrease taxes.

I cant see why I would want to refinance & decrease my cash flow by refinancing to significantly higher rates. 

May have an opportunity to decrease insurance costs - is that a hard number you've been quoted or estimate?

@Sergey Pshenichkin It does not sound like she has an ideal situation to be purchasing a rental property...maybe focus on personal debt pay down for a while and continue to work her W2 job until she reaches a higher income.Increase income --> Decrease expenses --> Build credit --> Build savingsThen revisit this possibility.

This calculation also assumes that personal exemption and itemized/standard deduction weren't used to further decrease the income.It appears the gain will be a lot lower resulting in a lower tax. 

Lower your numbers and decrease your risk.This might be to low for a bank to invest so maybe look for a  property around $100,000 kicking off $1300 in cash and you will be happy too.

I have no idea what the next congressional budget cycle will hold, I have no idea how that could increase or decrease the number of people on the base, etc. 

Try to look at publicly traded real estate developers, they may disclose some similar project budgets, but be aware that doing a project of that scale requires and lot of political connection which may increase or decrease your cost.