I bought a house from a wholesaler in September 2017 for $115k. I have it listed for $185k and was told by a realtor that was a good price. It hasn't sold yet, but for the sake of this post, let's just say it will sel...

You indicated a move out in January could cause “4-5 month’s vacancy”... if that is even remotely accurate you’ve got bigger problems than month to month vs term lease.

The ARV is pretty accurate....I haven't gone to see the property yet, just trying to decide if it has the potential to be worth it...Thank you John, happy to hear any other insight you can think of after these responses.

I am under the assumption that you need a full 12 months of the income and expenses to accurately break down a deal to see if it is a good or bad one.

Is this accurate:(NOI - Mortgage Interest - Depreciation) * Tax rateWhich equals your taxable rental income.Subtract that from your cash flow before taxes (CFBT) to find your cash flow after taxes (CFAT).Is that right or did I miss something?

Perhaps, but I just don't think we can accurately predict things that well.

It takes years of practical experience to be accurate. 

The really low income areas is more of gambling and speculating and sometimes no matter what the tax benefit is looking like it is not worth owning in those areas.I personally like A to B areas because they tend to hold up better in an economic down turn.

Am I accurate on this being a C class area?  

What is the most accurate mortgage calculator app on the phone?