Every where I was walking in and out the building, I kept looking over my shoulder.

So, I've had this chip on my shoulder for awhile about appraisals...and it's something I realize I have to accept but wanted to reach out for a discussion with other investors and get your take on these.  

Just looking over their shoulder you should be able to tell how they are keeping the apartment.

It seems obviously so, but I wanna make sure because it's tempting to cheat "the math" by saying, "There's no way gross monthly expenses will total 50% - maybe 40% or 35%" It's the proverbial devil on one shoulder and angel on the other.

I want to strike a good balance between area's safety and ROI - should feel comfortable visiting without needing to looking over the shoulder or worry about high burglary rates  :) Good schools are a bonus too, but ROI trumps. 

When i asked her what to do she just shrugged her shoulders. 

Obviously you are going to be buying a lot directly and privately, but if the agent has a good head on their shoulders they will think big picture and help get you the info you need.

In that case, maybe you can work out some sort of equitable split where you're making enough to cover what you need to make and keep yourself afloat, but also show the investor that you're willing to shoulder some risk as well. 

I remember walking through Bushwick about 8 years ago and I was looking over my shoulder every block.  

If you have a mentor, they should be looking over your shoulder.