Asking $620k Debt service $4,352/m (10% Interest, 30-year amortization, 80% LTV) Taxes ($1033/m), insurance ($833/m), maintenance($1000/m), property management ($2400/m)Total - $9,613 (very rough estimate) Cashflow with 70% occupancy - $2,387/m (Cash flow pro-forma with adjustments $7,000/m+)What am I missing? 

At this stage of my life (71) years old and more concerned with estate planning than career advancement, my top priority is asset preservation on an INFLATION ADJUSTED basis.

How do you all handle annual increases to adjust for taxes and potential insurance hikes and would you have them sign a new MTM agreement or add an addendum? 

Especially the ones that had adjustable portfolio loans.

The market changes, and you have to adjust your strategy to match the market.

. - not my first choice, unethical, needs cashb) Get to do a 13% or 19% rent increase if rents haven't been increased since May 1977 or May 1976, respectively - I will find out if there are records going this far back in due diligence phase, if offer gets acceptedc) Operate with a loss or very low NOI for 1 year, after that we will be eligible to apply for a Just & Reasonable Rent Adjustment. - with this, we can potentially increase rents by up to 145% depending on a comparison with baseline 1977 level rent amount.I have 2 questions:1) If there exists these 2 other, legal ways to increase rent in a rent controlled area, why does it seems like the only option most investors consider is cash for keys?

If you have not theres some things you need to look out for that can help speed up your process. 203k loans since they deal with rehabbing you will need to make sure your contractor is already certified 203K contractor.

They suggested adding an external cleanout for about $8,000, and we agreed to split the cost by adjusting the home’s price.However, after installing the cleanout, we discovered that the actual problem was far more severe.

So when an appraiser looks at the data, if your home is the most recent sale then they will use that to adjust for their appraisal report which shows value is dropping. 

Rates are going to have "loan-level pricing adjustments" (LLPAs) that will have different rates depending upon Loan-to-Values, Credit Scores, Property Type, and many other factors.