. $550  / mth * 8 unit = $4,400 * 12 mths = $ 52,800 GRI  ****not $53,800****The formula for CAP = NOI/PriceNOI = [GRI - V&C loss + OI] - EXP  *****You did not subtract for expenses to arrive at NOI nor include a vacancy and collection factor****Assuming expenses are 50% and 100% occupancy (which 100% occ is not realistic all the time).

And beyond any realistic worst-case scenario, in my mind I would rather sell my own house and sleep in the car, before one of my investors would lose a cent.

However, that is not realistic.  

What will it cost to buy the property, how much will it cost to rehab (to include how long it will take), and what will it realistically sell for?  

Is what you are looking for realistic?

PadSplit is not passive but it has been a mostly positive experience for me.His numbers seem realistic except PadSplit fees are typically 14.75% (not 14.25%)which is a 12% platform fee and a 2.75% stripe fee to allow members to pay their rent w a credit card. 

Hoping for future rent growth to help favor your situation a little more might be a bit more realistic.

Much more negative when including realistic expense estimates (maintenance/cap ex, vacancy, PM, misc).  

Being clear about what’s covered in the lease and by local laws can avoid misunderstandings and set their realistic expectations.If you do plan to carry out the cosmetic upgrades (because the property is overdue and of course you want to ensure your tenants are enjoying their home to the best of your abilities), try to schedule the repairs at times that minimize disruption.

A few examples:PMI if you put down less than 20%HOA fees or budgeting for your own maintenance costsZillow Estimates: I found Zillow can underestimate costs, so I add a bit more to their numbers to get a realistic idea.Hope the process is going smoothly for you!