What I would do today knowing what I know and based on my age (im 54 now).

They are not able to assign a value to things like roof age.

Its extremely important when running tighter margins like what you're talking about to focus on age of HVAC, water heater, appliances, roof, etc.

I wish I started to look into RE at that age! 

The article you post is nearly 2 1/2 years of age. 

Not all do, and there's potential those carriers won't accept the risk for a myriad of other underwriting reasons, too- age, current condition, etc.

I think their general stance is going to be to go with whichever comparable property has the greatest degree of similarity in terms of (probably, in this order): location, age built, quality of construction/current condition, and square footage.

Age wise that's not bad and is pretty typical for investment class assets here in Memphis.

@Andrew Liu you did not list the age of the house.

If you borrow against the equity, you'll need to include that payment in your calculation, as well.You make 3x the average income for Pennsylvania at the age of 32.