I think the location would be perfect for a military recruiter or a satellite office due to the small space.

I'm sure there will be one person with a perfect scenario including an unreasonably low LTV that will disagree, but I don't believe your asking for what is the lowest they can go in a perfect situation, but rather what is a realistic rate you can expect in the future and 7% is a realistic low end. 

Make sure you have the following:Great investor-friendly agentsMultiple contractors to run bids throughIf this is your first deal, don't expect it to be a "perfect brrrr"

It is also very hard to "perfect BRRRR" here. 

No one is perfect, so another set of eyes is always good:)What should you track?

But on the other side of this coin I have no sympathy for people who move in to units that aren't glowing in radiant splendor perfect, and complain about it.

Is it perfectly fair to you? 

If you go for the registered agent service, do a bit of digging into different providers and their offerings to find your perfect match.

If anyone is interested in learning more and helping me perfect this deal structure.

Too many tenants will tell you a rental is perfect, then they move in and start demanding you upgrade appliances, paint the walls, replace the flooring, add a deck, etc.