It has 9 foot ceilings, some plaster of paris and need to adjust a vent.

You have to be able to have enough cash flow to pay for proptery, live off, and also to reinvest back in the business.Maybe I need to adjust my strategy a bit and do some flips to build up some capital for the rentals.

Gain = Sales price less expenses less adjusted basisAdjusted basis is purchase price plus improvements less accumulated depreciation.

You can rent by the room, which can maximize rental income.Parent Guarantees: Many student leases involve co-signers, usually parents, which can provide additional financial security.Low Vacancy Rates: Due to the high demand, vacancy rates tend to be low, especially if the property is close to campus or in a desirable student neighborhood.Flexible Lease Terms: You can structure leases to fit the academic calendar, which means you can adjust rents annually based on market conditions.Cons:High Turnover: Students typically stay for shorter periods, leading to higher turnover rates.

Its simple and easy to adjust the numbers. https://www.bankrate.com/mortgages/mortgage-calculator/But as @Chris Seveney suggested garage in and garage out when it comes to any calculator you use.

What you'd really need to do is calculate a risk adjusted return for the city, and see what cities are best from there.

My theory is if a tenant pays on time and takes care of the house, leave the rent alone until they move on and then adjust it for a new tenant.Have heard so many times from friends where their landlord raises it and they're agitated.What's your thought?

Section 8 published rents include all utilities and are adjusted down for utilities not paid by the landlord.

You can always ask for a tax recert and challenge the assessment file a petition to the VAB value adjustment board and dispute assessment.If all of that fails start looking at investment properties in states like TN, LA, AL, GA, FL, these states in the South East can offer super low annual property taxes. 

DSCR only requires that the rents be equal to or greater than the PITI payment or the ITI payment if you go I/O interest only.You can use DSCR for a cash out refinance, Purchase and even a "Rate and term" which is when you want a lower rate or get out of a HML - Hard Money Loan, Balloon payment, Adjustable rate getting ready to expire/adjust (Recast).