Your ROI off a 20% down payment will be around 60-80% when you factor in principal pay down on your mortgage (which your tenant is paying off), 5% normal appreciation and monthly cash flow.

We are in agreement that my moving into the apartment is a huge contribution but don't know how to factor it into the deal.

@Theresa Harris No criminal history recently accept for a driving matter.  

It still looks like a zombie apocalypse when you drive up Kensington Ave.

They can help you navigate local tax obligations based on your income sources and property ownership.While taxes are definitely a factor, don’t let them be the only one.

I've included an example below to help illustrate this.So different lenders have different rates (which do vary even for DSCR loans) but these are factors they all consider.See example below:DSCR < 1Principal + Interest = $1,700Taxes = $350, Insurance = $100, Association Dues = $50Total PITIA = $2200Rent = $2000DSCR = Rent/PITIA = 2000/2200 = 0.91Since the DSCR is 0.91, we know the expenses are greater than the income of the property.DSCR >1Principal + Interest = $1,500Taxes = $250, Insurance = $100, Association Dues = $25Total PITIA = $1875 Rent = $2300DSCR = Rent/PITIA = 2300/1875 = 1.23If a purchase, you also generally need reserves / savings to show you have 3-6 month payments of PITIA (principal / interest (mortgage payment), property taxes and insurance and HOA (if applicable).

However, I do see most rentals do 1x rent for a security deposit, so it would be another potential factor in a renter's mind when comparing your listing to another. 

Your program sounds spot on, I like the "graduating" to less restrictive properties, but initial intake into the most tightly controlled home.The NIMBY factor is certainly an obstacle, but can be overcome with persistence (of legal action to enforce one's property rights, assuming one is in a correctly zoned area).something that could be added is work outreach program, as the ability to find work after recovery is obviously critical.

To use the BRRRR method, target 2-4 unit properties, look for emerging neighborhoods, network with local contractors, factor in property taxes, and work with an investor-friendly agent.Good luck!

If they confirm that it's an isolated event, I'd also recommend enabling multi-factor authentication on your account moving forward.