Through years of going through the motions you have described, I have found the best practice is to add the average water bill plus $10 onto the rent with a clause that tenants will have to pay for excessive water bills over average.

I do appreciate the turn key offers but am looking to fully grasp the concept and go through the motions and actively learn.

I don't mind helping out with the rehab in exchange for the opportunity to witness the process in motion; so if you're DIY this is a perfect opportunity to take advantage of a free set of hands.

The struggle of tangibly knowing real estate is a great vehicle but being stuck in the slow-motion-buildup of the snowball. 

Lots of places in the Midwest have 4 as the number, since that is what springs out of the uniform zoning code model text. 

Way less monkey motion with 'cash buyers' and disclosures, etc. 

Sell or offer motion sensor alarms for inside units 4.  450 is a lot.  

So if Value=NOI/interest rate then since interest interest rates are pretty much uniform across the country, let's say 4% then if you were looking at $50,000 NOI then value=$50,000/4%

The POINT is that the bread lines, empty shelves, and guys in uniforms declaring martial law aren't happening.

you can learn and get great education from teachers and gurus, but at some point you have to step out into the world and start going through the motions.