We are new to this area due to a promotion at work. 

Thanks for the explanation Stone,The cost of a roof isn't the same (Due to the property most likely being much bigger/newer) and neither will be many other fixes IMO so the capex isn't the same.My belief has always been the same and that is that a cap rate is a "cap rate" no matter if the rent is $700, $1,700 or $17,000.I always underestimate income and overestimate expenses.If the numbers look good with that added buffer, then the investment might be worth pursing further.Just my opinion.Much success

Your post appears as though you are promoting this tennat as a 5* and have already decided you are going to allow the 3rd dog.

Husband got a big fat promotion and pay raise.

Then invest all your extra money.There is a false belief on BiggerPockets that everyone should and will succeed in real estate.

I live in a large Amish Community in Southern Indiana with several different things to offer but just not sure if I should only promote a place for people to stay or widen the choices to include tours and actual time they (Tourists) could spend at Amish Farmsteads which would include learning all aspects of the Amish Lifestyle.

The solution is to get the property under contract before promoting it to outside investors.Many newbies are of the misguided belief that because they’ve identified what they think is a good deal in the marketplace they can find a money partner and get 50% ownership for finding the deal.

Assigning a contract you are a principal party to, is also not illegal in any state.There's really only 1 thing that is illegal and is often promoted by wholesale gurus, and that's pretending to be the buyer and telling the seller YOU will buy their house, when you have no ability or intention to do so.

I guess figuring that out is key.It is my belief that finding deals is my biggest bottleneck. 

I got a prestigious government FTE job offer and despite my company countering and offering to promote me to VP for nearly 200K a year, I left for the government job because everyone told me to go with the stability of government.