The short answer for you is you really need to look into a restraining order.

For example, how sensitive was COC to the Cap and Int spread.

Absolutely should get more detailed before actually buying, although, your profit is more sensitive to your purchase price, estimated rehab and estimated ARV than it is to buy holding/sell/holding costs, so don't overlook the big hitters.

The guy just called me and said that it appears that they are breaking up and that he is even considering getting a restraining order against her. 

Additionally, they will be more resilient / sensitive to different market dynamics.

I like the tools as well but agree it would be helpful for sensitivity analysis.

She can accomplish the same result by taking out a restraining order without your involvement.I'm sure she knows where to contact him.  

Well, if / when you don't pay the township for the trash bill, they will hire a law firm such as Portnoff Law (that is the firm that handles this sort of matter for many municipalities in PA) to collect, and the collection firm will have no conscience to restrain from enforcement via sheriff sale. 

Also, taking a close at the financials and how they will cover DSCR, what's the refinance period (this is the risk that scares me the most), amount of leverage, how much skin in the game is being provided by the sponsor, a sensitivity analysis on the worst case scenario that you can live with....along with a stress test (i.e., how long can they stay solvent if things turn to crap and tenants stop paying rent). 

Rates are also market driven, because they are risk-sensitive.