If a house sits on the market more than 45 days it is over priced. 

Nice area, within 45 minutes commute to a city center.  

As long as your properties are cash flow positive, they will improve your DTI ratio (the "I" for "Income" goes up).Debt on a property does not determine who owns the property.Requested example:Purchase price - $100Original loan - $75Down payment - $25Rehab - $20ARV - $160Refinance loan - $120Cash out at refinance - $45 ($120 - $75) (you get your down payment and rehab money back)Repeat

The range from where you have 80%-45% occupancy is the most accurate rental estimate possible.

The IRRs that I'm running on what would be considered a hot market are coming in at 15-18% with a 20% downpayment, 80% leverage and a 45% expense ratio.

Too utilize the maximum value I would make this in to a single 4-5 bedroom house.

When you pass 4-5 or more, these requirements become more stringent.

Water sub-meters run as low as $45 for manual read meters to over $300 for RF meters.

Maybe give them two times their rent if they are out in 30 days, 1.5 times their rent if they are out in 45 days, or 1 times their rent if they are out in 60 days.You should run this by an attorney if you plan to enter into an agreement with the tenant before you own the property.  

Use this DTI calculator - DTI calculatorIf your DTI is below 45% percent you should be able to get a conventional loan if your credit score is above 680.