This implies an average SFR purchase from 3 years prior would have had to be on the order of at least $500/month negative to not to have cash flow (excluding for a refinance that extracted money).There is a big difference between initial cash flow and actual cash flow. 

Net operating income is income minus expenses, excluding debt service.

Prohibits an RGB from setting longevity rentincreases.Part D: Repeals High Rent Deregulation, which allows units to be removedfrom rent regulation upon vacancy after the rent achieves a high rentthreshold; and Repeals High Income Deregulation provisions, which allowsunits to be removed from rent regulation if a tenant's income is$200,000 or more for two consecutive years.Part E: Sets the Preferential Rent as the base rent for the duration ofa tenancy, but preserves regulatory agreements that allow for legal rentincreases.Part F: Allows HCR or a court of competent jurisdiction to look back at6 years of rent history when determining rent overcharges, or a longerlook back period if it is reasonably necessary to make a determination.Eliminates the ability of an owner to escape punitive damages where theovercharges were willful.Part G: Enacts the "Statewide Tenant Protection Act of 2019" to allowany city, town or village to opt-in to ETPA and provides the appointmentof the members of the new RGBs to be done by the opting-in munici-palities.Part H: Amends the maximum collectable rent increase formula thatapplies to Rent Control units to set annual increase at either an aver-age of the last five years of RGB increases, or 7.5%, whichever is less;and prohibits Fuel Pass-Along charges for rent-controlled tenants.Part I: Reforms the personal use exclusion to limit the number of unitsan owner can take out of rent regulation, and requires the use to be animmediate and compelling necessity for use as a primary residence.Part J: Ensures that units rented by nonprofits to provide housing tohomeless or previously homeless people revert to rent regulation at theend of the use by the nonprofit, and that the previously homeless personor persons are treated as tenants for purposes of the law.Part K: Major Capital Improvement (MCI) & Individual Apartment Improve-ment (IAI) Reforms*Limits approvals to work for essential building functions and otherimprovements (e.g, heat, plumbing, windows, roofing); exclude mainte-nance.

You exclude it from the CAP rate calculation.- They increased rents and lost 2/4 tenants. 

Leave it blank and it will check all the counties, excluding Philadelphia. 

@Ying LanIf the house was their primary residence, they may potentially be able to exclude up-to $250,000 / $500,000(if married filing jointly) of gain on the sale of the house.You may want to consult with a CPA to make sure you go the best route.

Excluding Zillow, Redfin, Trulia, Realtor.com, and local agents, where else can we find ACCURATE appraisals/comps for single family homes?

I would budget about 5 to 6k excluding duct work and electric upgrade. 

Based on my interpretation of IRS Pub 523 and how long we lived in the house (~180 days looking back 5 years from a Sept 2019 sale) we would still get to exclude the full amount on the VA home (50% of $500k = $250k and that's less than the $80 or $90k we will walk away with).One thing is clear....I need to talk to a CPA pretty quickly!

Is it just considered a success early on if the unit(s) are “helping” pay part of the mortgage and my overall payments would be lower or is it only a good deal if the cash flow is equal to or exceeding the mortgage (excluding the unit I would live in)?