If you want to find someplace to land pick it based on environment/people. 

A fence or a drive way is 15 years and a major appliance 5 years. 

A lot of lenders used to apply 35% for expenses, but in the last several years, the numbers for supplies, labor, utilities, taxes, etc… have increased significantly.Also take into account the age, occupancy and how has the property been maintained, this will affect the expenses too

I have been sitting on a great rental for 2 years waiting to refinance.

You were supposed to deduct $10k per year in depreciation.

I have a mentor i've been shadowing for about a year now as well.

I like a plan!

In order to entice me to invest in spite of my hesitation, a better ROI must be offered to me.

I'll add on to the mix.

Don't forget to NOT get desperate and lower your screening criteria!