You will want to have a CPA handle everything, but you also need to understand what is going on.depreciation: the basis of the house is depreciated over 27.5 years (i believe anyway)Flooring depreciates over 5 yearsif you add things like a roof they go onto the basis of the house.so you divide the basis by 27.5 and every year you subtract that off your income - that reduces the amount of taxable income.Other deductions:Interest on any financingcapital improvementsa portion of you cell phone billyour business laptopstampsmileage to and from rentals, home depot etcetc etc etc etcyou can't claim a business loss for more than 5 years I believe.

So, I would take the NOI and subtract your desired cash flow ($100 per unit per month) to determine the maximum payment I could make.

But taking your adjustments into consideration, then I'd subtract 13k from 94.5 and come out with 81.5k.

Subtract the expenses from the income5.

If true, for a back of the napkin calculation, you will need to know the following things to determine your cash flow:1. monthly mortgage payment2. monthly cost of property insurance3. monthly cost of property taxes4. monthly rent that you can get from the property.You'll add up steps 1-3 and subtract from step 4.

Then they kept track of every subdivision over the years and if you subdivided and used  a "building right", it was subtracted from the 4 total. 

Take away one month for vacancy loss.You now have your Effective Gross Income, which is $19,250.From that you take away 50% for operating expenses like Taxes, Insurance, Repairs and Maintenance, HOA Fees, and a Management Fee.You are now left with your Net Operating Income, which equals $9,625.The Principal and Interest Payments equal $535 monthly, which equates to $6,420 in debt service annually.You take your NOI and subtract your Debt Service.

Net Self-Sufficiency Rental Income is calculated by using the Appraiser’s estimate of fair market rent from all units, including the unit the Borrower chooses for occupancy, and subtracting the greater of the appraiser’s estimate for vacancies and maintenance, or 25 percent of the fair market rent.In addition, for all three- to four-unit properties, the Mortgagee must verify and document reserves equivalent to three months’ PITI after closing.

(Subtract that from sales price to get loan balance

I can justify the costs by subtracting from the as-is value the retail value of each of those services.