Try to determine what it would take to sub-meter, do a local rent study to calibrate the market, look at all the value-add opportunities.

Fall & Spring HVAC Service Target Date: April and October This service can aid in early detection of costly problems and save the cost of expensive, emergency service.A/C Service Includes: Check condenser coil, adjust operating pressures, monitor safety controls and starter capabilities, clean or replace filter, adjust blower components, calibrate thermostat, measure for proper temperature differences, clean condensate drain, tighten electrical connections, measure voltage and amperage on motors, lubricate moving parts.

With air tests the company should have a calibrated machine, take samples in several areas of the home (conditioned areas) with the control sample taken outdoors. 

And without knowing it, you just finished week 1, in hyper speed, of my 6 week Mindset Calibration course.

Gurus don't recognize these differences, if they did their claims as to your ability to make money with their schemes would be limited, that's not what they are selling, if you  can't get rich you won't be buying in to their product.Being full of energy and enthusiasm is great as a younger investor, many get too cocky too soon too thinking they know when in reality they are still very naive, your BS Meter isn't fully calibrated yet.

I'm hoping to duplicate a similar model here in SoCal but need to calibrate to the higher entry.

If the BS Meter was on, it's not very well calibrated. :)

I was trying to calibrate my response to see if I was being too "insensitive."

yes, mainly when they know what they are getting into and willing to "pay" the eROI - it is mainly a matter of managing/calibrating expectations. 

Rather, they are part of operating expenses.All good rental analysis calculators should already have a line item for annual property taxes, for the purpose of calculating key financial indicators like net operating income, cash flow, and cash-on-cash return.For items like closing costs, you will absolutely need to calibrate and adjust your analysis tool to reflect your actual market.