I think the fundamental mistake is thinking REI is instant cash flow. 

How can I accurately calculate NOI when the experts can't seem to agree on the fundamentals?

@Kevin Si I agree with @Kory Reynolds - you want to work with a professional who fundamentally understands your business, whatever that is.

So, now you are up $0.75 overall.I understand of course there is the principal of the power of leverage, paying back with future money/rent, and being able to scale multiple properties that are amortizing/appreciating, etc.Otherwise, fundamentally my thought process makes sense, right? 

Well, that didn't work either.Let's paint the paddle blue like the water so they don't see me swinging it their way.Consider the fundamentals of motivated sellers.Motivation can't be targeted.

if the fundamentals on the market and location are sound there is always a way to creatively work through and imrpove the operations.  

They are making it happen in the market and can truly provide great insight into market fundamentals and strategies that work in the markets you are focusing on. 

In a softer rental market like we seem to be in now, it becomes much more important to focus on the boring fundamentals like controlling expenses.

The mid-west for example, has strong multifamily fundamentals e.g. supply and demand imbalance, steady growth, low cost of living, and relatively lower property prices.

I would not qualify any of the recent events as fundamentally changing the real estate game.