You will truly be raising the clock, as each day will cost you very significant money.  12% interest on $250k is $2500/mo, or about $80 per day in interest, not including your other carrying costs (utilities, property taxes, insurance, HOA). 

As mentioned elsewhere, breakeven on cash flow is not the same as break even for taxes.Let's make some assumptions:Rental income = $1000Mortgage payment = $400 - but $300 is interest and $100 is principalOther expenses (repairs, advertising, utilities, etc) = $600Depreciation = $250The above scenario creates a break even from a cash flow perspective, however the tax scenario looks like this:Rental income minus the mortgage interest (principal is not deductible) minus the other expenses minus depreciation looks like this:1000-300-600-250 = $150 LossIf your income is over $150,000, then you cannot deduct that loss, but you can roll it over to future years. 

The 13% is not sustainable.

Deductible expenses include a proportional share of mortgage interest, property taxes, insurance, utilities, and repairs.

Im at a 780 credit score , under 10% utilization, 13-14 positive mix tradelines 0- late payments but I cant get into the 800's and its because my old morgage is no longer showing . 

But for the most part it sustains itself.

So I'm asking, What is the best way to utilize the results they both gave me and narrow it down?

We find motivated sellers and utilize our network of agents to get about 10-15 investment properties under contract a week.

For example it does not consider who pay the utilities, obviously if the LL pays all the utilities, the net is lower. 

If the didn't do that then they have converted to LTR or MTR rentals at a steady monthly income and have the tenants take over the utilities which offsets the loss of more income.