And while consumer debt levels over the last five years tells a different story, perhaps the American young consumer was feeling stable enough to move out.4) Demographics - Yes, I know that 1 and 3 would appear to be "demographics", but let's specifically look at these two components. 

I wanted someone to review my personalized calculator and suggest any edits.Monthly rent (and other additional perks)(less) vacancy lossGross monthly operating income (A)(less) Monthly operating expenses (B)Property managementProperty taxesUtilitiesHOA (if applicable)Repairs and maintenanceNet Operating Income C = A-BNet Annual Operating Income D = C * 12Cap rate = Net Annual Operating Income / Purchase priceDown Payment = (This is my own investment)Monthly Mortgage (Principal)Monthly Mortgage (Interest) Cash Flow Annual = (Gross Monthly operating income – Monthly Operating expenses – Monthly Mortgage (Principal + Interest) ) * 12Cash on Cash Return = Cash flow Annual / Down paymentTaxable deductionFrom Interest deductionFrom operating expense deductionFrom ownership expense deduction(Depeciation) = Purchase price / 27.5Saved in Taxes = Taxable deduction * (your income tax bracket)Increased Equity = Annual Monthly mortgage (Principal component)Total returns = Annual Cash flow + Saved in Taxes + Increased EquityROI = Total / Returns Down paymentWhat typical ROI is reasonable to expect from 2-4 unit multifamily rental unit?

Many tenants just need an education on how to maintain various building components.

See how not knowing how to use cap rates is detrimental? 

There are so many components to each type of investing and its best to learn all you can before choosing a niche.

Correct me if I'm wrong but I took your post to mean, tracking all major things that incorporate, or effect NOI is wise because ultimately a large component on your IRR strategy will be based off the exit and or refinance, which obviously is the factor that you as an investor can control when considering the capitalized valuation of the investment.  

But when you get enough info go out there and start doing it, that will give you the most important component which is experience. 

Yes there is an investment component, but true investing is passive.

In my mind, that puts me out of real estate altogether, and I want to make real estate a serious component of my portfolio.Is there a creative option #3 that doesn't entail foreclosure (I'd have to pay those taxes) and my income is sufficient enough that I don't think they'll forgive it very easily.Thank you!

I'd assume at least $50-60k to be safe. 2) Comp on the same street that appears to be under contract for $259.9k- but slightly larger at 1900 sf, 2.5 baths, fully renovated: http://u.zillow.com/p2T5Pn/3) General Zillow #s for Hampden are more like $220k, not close to $300k.