Is NOTHING sells for a refi appraisal price  I  mean nothing that appraisal is always high.. so when folks say hey I got a refi and it appraised at this and I now have this much equity that is also not true and wishful thinking..

The beauty is that you can easily change your mind on this issue in the future.

Is this true? 

This is true if the rent pays for maintenance, taxes & Interest.If the rent pays for maintenance, taxes, interest and some part of mortgage then it's better than 24%.If the rent pays for maintenance, taxes and you have to pay for mortgage and interest the return will be close to 6%.Property taxes and Maintenance are not fixed cost they increase with time like rent.

Ah, the beauty of real estate: no matter the horrors a house has seen - satanic rituals, questionable paint choices, 1970's wallpaper - everything cleans up.Bloodstains?

Is this true?

That said, I completely understand your concern about deals looking "too good to be true" when you’re putting in 50% down.To avoid this, it’s best to analyze properties as if you were using more traditional financing (20-25% down).

This is especially true the more people you try to cram under one roof. 

That is very true!

I also question whether this $700K six unit is a true 10.5-11% cap.