That excludes major remodels and improvements, but does cover my basic maintenance and day to day.

I excluded all expenses including taxes, insurance, HOA, 10% vacancy , 10% Maintainance, and 5% capital expenditure.

It is an excluded transfer that allows you to both have the beneficial financing through your personal name without the lender being able to recall the loan through the DOS clause while still offering you the full liability protection of the LLC.Sounds like you are pretty new to all of this, so I would really recommend sitting down with an experienced attorney who can assess you situation and give you some recommendations.

But, isn’t it only “lender type fees” that get added in.....aren’t “closing costs” like surveys, title search/insurance, settlement fees, pre paid taxes/insurance, etc Excluded from that calculation?

An accredited investor, in the context of a natural person, includes anyone who:earned income that exceeded $200,000 (or $300,000 together with a spouse) in each of the prior two years, and reasonably expects the same for the current year, ORhas a net worth over $1 million, either alone or together with a spouse (excluding the value of the person’s primary residence).

And, some countries are currently excluded from bank financing due to their currency trading restrictions placed on financial institutions. 

Try 14.0% compounded excluding dividends and 16.3% compounded reinvesting dividends.March 2009 was the bottom of the market during the subprime bubble so those returns make sense.https://dqydj.com/sp-500-return-calculator/

in terms of the asset itself, it would be about a 10.5x cap, and the gross operating income (excluding financing/expenses/whatnot) would come out to about a 45% CoC return. it's just that all that return will be going into the mortgage.

If this is held against my dad, then my reading of FNMA guideline is that he is excluded from purchasing "investment property". 

It is a lender's policy, and it specifically excludes the 2000 deed under Schedule B.