All of this combined with the mortgage and taxes quoted by my broker comes to $3794 (without PM)It's tough to cash flow coming in with 3.5% down, but the multiplier is pretty good and there is potential for improvement. 

@Micah Copeland I just used the Gross Rent Multiplier (GRM).As-Is100/1.5= 66.675,850 x 66.67 = 390,000----Completely Occupied100/1.5 =66.678,850 x 66.67 = 590,000I'd always buy rentals for cashflow, and if you get appreciation great!

Then if you multiply this times 50 homes per year = $67,625.00 in money that the Real Estate Agency has made on top of it’s property management fees.

Second, "although it's not just $40, but $40 per adult" was not the issue, but rather, $40 multiplied by the number of applications needed to be made before they arrive at the top of a list - better odds than Lotto, but more expensive!

If you multiply that by 24 months your savings is $912.72 which is no where close to the cost for 3.625%The only way that I would justify buying your rate down is if you're keeping this condo for over 5 years at least. 

First thing I do is multiply the sq/ft by avg $/ft in the zip code from Redfin.

If I ever move on from being a lender to other stuff and no longer have compliance handcuffs, I will however do a massive dump of all the tools that I've worked up.You should be able to multiply your last P&I+extra payment by 1.0025, each month, to arrive at your next installment in a <20 year payoff plan.

Property Purchase Purchase Price $ 215,000.00 $ 215,000.00 Down Payment % 30.00% 30.00% Down Payment $ 64,500.00 $ 64,500.00 Mortgage Amount $ 150,500.00 $ 150,500.00 Mortgage Interest Rate (annual) 3.500% 4.375% Mortgage Amortization Term (years) 15 30 Mortgage Monthly Payment $1,075.90 $751.42     Property Rental Income Annual Vacancy Rate 0.00% 0.00% Monthly Rent - Unit 1 $ 1,700.00 $ 1,700.00 Monthly Rent - Unit 2 $ - $ - Monthly Rent - Unit 3 $ - $ - Gross Monthly Income $ 1,700.00 $ 1,700.00 Potential Annual Income $ 20,400.00 $ 20,400.00 Less: Vacancy $ - $ - Annual Rental Income $ 20,400.00 $ 20,400.00     Annual Operating Expenses Property Taxes $ 1,662.00 $ 1,662.00 HOA Fees $ 2,496.00 $ 2,496.00 Insurance $ 201.00 $ 201.00 Utilities $ - $ - Leasing & Advertising $ - $ - Property Management $ - $ - Repairs $ - $ - Maintenance $ - $ - Accounting & Legal $ - $ - Total Expenses $ 4,359.00 $ 4,359.00 Monthly Mortgage & Expenses $ 1,439.15 $ 1,114.67     Net Operating Income & Cash Flow Summary Annual Rental Income $ 20,400.00 $ 20,400.00 Less: Annual Operating Expenses $ 4,359.00 $ 4,359.00 Net Operating Income $ 16,041.00 $ 16,041.00 Less: Annual Mortgage Payment $ 12,910.78 $ 9,017.09 Net Income / Cash Flow $ 3,130.22 $ 7,023.91 Net Income / Cash Flow (Monthly) $ 260.85 $ 585.33     Less: Depreciation Expense (1/27.5 of cost) $ (7,818.18) $ (7,818.18) Taxable Net Income (Loss) $ (4,687.96) $ (794.27)     Property Metrics & Analysis CAP Rate 7.46% 7.46% Gross Rent Multiplier lower is better 10.54 10.54 Cash on Cash Return (CoC ROI) 4.85% 10.89% Cash Flow Profit Margin 15.34% 34.43% Cashflow / Assets 1.46% 3.27%

Is there some multiplier I can use based on NOI to determine ARV quickly?

Somehow you will want proof of that amount just in case the PA Dept of Revenue audits the transaction; going through a title company will help you to have proof, because the PA Dept of Revenue will use the tax assessed value multiplied by the leveling factor for that area to impute the property value amount upon which transfer taxes are expected.