@Chris HopperThe BP calculator is showing $321 in CF but I believe I did the down payment incorrectly so I'm looking into that.

Often people think they have the skills and end up costing themselves more than using a contractor due to mistakes and issues on the inspection report due to incorrect and or work not done to code.Second thing to consider is do you want a hobby / job or a business?

The rents listed and closing costs are incorrect as well.However, it is a nice spreadsheet though.

Delaney I would argue that your CPA is incorrect.

While you are not incorrect stating it is an established RE principle, you are incorrect applying it to this property class.  

@Jack Bobeck You are incorrect, states have not frozen rent payments. .

Show me that I am incorrect. 

The pictures look great  but your rental income could be incorrect, deferred maintenance could high, or finding quality tenants for that location is difficult.

I think @David M.is correct in that HELOC funds from primary that are used for primary residence improvements are NOT deductible, but I think he is incorrect in that primary HELOC funds HAVE TO be used for a specific purpose.  

I figured the multiple typos and incorrect grammar on the "contract" that was sent were additional red flags.