Are you also calculating anything in there for market fluctuation?

In my county, properties are assessed every 5 years or more frequently if there are significant market fluctuations. 

On the Brokers listing, he advertises it as "5000 rentable sq ft".On the municipality website, it says "4508 total sq/ft"On Reonomy, it says the "Building Area is 3556 sq ft".These are some significant fluctuations that could definitely impact the ARV of the property and I'm not sure which is accurate. 

My grades were a mystery, and always fluctuated depending on my interest level in whatever was being taught at the time.

Vacancies will fluctuate depending on property management and criteria. 

Spokane is a more stable market and doesnt fluctuate like other big cities such as (Seattle, WA for example) Here, we have been able to steadily help investors increase their rental properties and raise their NOI. 

Try the edge of where you are looking because rental numbers can hold constant through areas where selling prices fluctuate.

My credit score on KK fluctuates between 785 and 805.I have about $110k I've saved and acquired over the decades plus a annuity to borrow against.

It's the same return as the cash flow without market fluctuations or expenses. 

Knowing i can live off that alone and survive any market fluctuations made my decision easier.