When you say you want to prioritize cash flow over equity, you want to watch out for people honing in on that and selling you "good cash flow" deals which will be in D neighborhoods and will come with high capital expenditures and harder tenancies.

If prices are too high people will just go elsewhere.

BiggerPockets also has a calculator to analyze deals, and I highly recommend you start this as soon as possible, even if you are not ready to buy.

we are pretty high that is for sure. 

I highly recommend going to meetups and talking to investors in person. 

I highly recommend requiring ID, selfie, and pics of CC front and back.  

I use standard market PM rates in my underwriting, but I also would not work for those rates but it is fair compensation for the work.I typically use vacancy of 5% not because I have ever had a unit that had that high vacancy but I do not have a no payment category and I want the underwriting to be conservativeon the opposite, your rate is a bit high and your appreciation rate and rent growth are modest.overall, seems like a decent attempt at an analysis.  

Most of these folks don't want to lose their voucher.Additional issue, when rent is too high, it slows down leasing. 

Your income isn't high enough for it to make sense as a rental and the closer you get to your residence limit the greater pressure you will have to sell it before losing your exclusion in whole or part. 500k right now can make $15k per year income with zero maintenance or tenant risks. 

He uses poorly thought through methods, I've listened to his "methods",  Thus, he has the high amount of  Due On Sale called in a short period of time.