I've spent the last two weeks, at least an hour a day, most days probably 2 or 3, looking at properties and tweaking my analyzing spreadsheet to best show me my ROI. 

And then you tweak one little thing so you're not dividing by zero, and poof the formula spits out a real number that you might not have expected. 

Rental income provides good evidence of your intent but is not a statutory requirement.One easy tweak to a strategy can change fix n flips from non-qualifying to qualifying for 1031s.  

Do small tweaks in these terms really close a gap? 

Small tweaks like this won't really change your life, but they will change your finances.

Once you factor that in, I'd tweak your pro forma cap rate, and then I'd run the analysis two ways: - once levered (like you are) with $90K down- once unlevered - no debt, straight cashMight yield some interesting takeaways.

Our tenant has a suspicion that his neighbors are up at late hours because they are doing crystal meth and tweaking in through the night.

I've made some tweaks to the sections.

Over the years I've added some lines like foundation repair to the spreadsheet and I track actual bids/costs with the estimates and tweak anything that is off. 

It really looks like you have your systems down and tweaked your processes from your first flip.