Your construction background covers much.

So for these locations, leasing to a car lot is a “tax payer”; no cash flow just enough rent to cover the insurance and property taxes and perhaps a moderate loan service.  

Otherwise, you won't have the extra funds necessary to cover the rising costs of goods and services in the future.What causes rents (and prices) to increase?

Between Airbnb and Vrbo you probably have 95% of the market covered, but you can also get on sites like Booking.com and Google Vacation Rentals, etc for additional exposure. 5.

If the water bill is $100 a month, increase the price by 20% (or whatever you decide is fair) to compensate you for the time required to split and bill and to cover additional use when tenants squander the utility.

So I believe mortgages will look at DTI and want to make sure your income covers your current and future debt obligations at a percentage of 40-49% I believe, so their multiple would be more like 2-2.25x, but it's not a real apples to apples comparison. 

We would like something that can compute CAM and taxes, etc.

Can try to reposition to Class B, but neighborhood may impede these efforts.Vacancy Est: Historically 10%, but 15-20% should be used to also cover tenant nonpayment, eviction costs & damages.Tenant Pool: majority will have FICO scores of 560-620 (approaching 22% probability of default), many blemishes, but should have no evictions in last 2 years.

Can try to reposition to Class B, but neighborhood may impede these efforts.Vacancy Est: Historically 10%, but 15-20% should be used to also cover tenant nonpayment, eviction costs & damages.Tenant Pool: majority will have FICO scores of 560-620 (approaching 22% probability of default), many blemishes, but should have no evictions in last 2 years.

I know we won't come close to covering our living expenses of around $130k per year initially but I need to make a change.