I say all that not to brag as it's nothing to be particularly proud of it's just 25 years of trying make stuff happen.  

There have been a lot of rental scams where people are breaking into foreclosed homes, changing the locks, getting a couple payment then run off once inforcement arrives.

How do they arrive at correct rent number. 

Formulas for this kind of stuff is just a quick and dirty way of seeing if something might make sense.

Again, with everything BP has done this kind of stuff might already exist, but I just wanted to say that I've found the best real estate education has come from reading/watching/hearing from others as they're in progress working on current deals.Just sharing my thoughts.

If the rate isn't locked for a specific time you also have nothing so I do not know why lenders even quote rates on stuff.

Great stuff, man.

I have spent countless hours researching deals and arriving at single digit numbers that satisfy most of my investment criteria.

But I just don't know enough about the op or the market or local lenders to make a recommendation.I see stuff like this and don't know what to think:http://www.loopnet.com/Listing/19685618/1611-Steve...http://www.loopnet.com/Listing/19851952/6606-Lockw...I would think that @Stephen Gantz would benefit from posting an address, neighborhood, or at least a zip code here to let some of the experienced locals chime in.  

Phillip we would be happy to help you in anyway and look forward to your arrival.