The rental might be vacant for a month,(8% loss) or a tenant might not pay for a month while you pay to evict them.(8-16% loss)  A $1,000 appliance/water heater, or a $8k rook or hvac unit might go out.(5-40% loss)  You should be paying a PM 8%.

cash flow reports, 12 month cash flow reports?

It is your property, take charge of it and get it rented or sell it.

Ultimately making your side of $1,900 per month go down to $1,220 per month… where can you rent for that much right now…. ?

I would try to get a 5 or 6 month lease at cheap after a washer dryer add then renew in June for a higher amount or register it then and optimize the rent. 

The market seems to have a lot going for it with the beach, the lively downtown, the historical appeal and the night of lights draw during the winter months.

Rent is $2k/month. 2.

you're "out of pocket" those costs, plus maybe a month of vacancy.my point - you're basically always out of pocket on a rental. sometimes the rent more than covers everything, other times it doesn't. 

Fast forward three years: He’s moved out, and the property now nets him close to $1,200 a month in profit after expenses.

I mention this as I have seen some people want to sue companies because they were a sponsored affiliate on a website…Regarding the original post- expect 10-12% (I think latest I saw is avg is 11.5%) rate plus atleast one point for a 12 month loan.Bigger companies may take longer for approval and can be more flexible usually in down payment amounts.