I would talk to a few local PM companies and see how long it takes them to rent a property, overturn, vacancies etc. to get a better idea. 

In general, the more dollars you have tied up in real estate the lower your ROE is likely to be.  

So the eviction was overturned. 

In my humble opinion, once it's been approved, it would take a revolution to overturn it :(I am one of the probably hundreds if not thousands of small investors that got punched in the stomach real hard because of this situation, and I know there are several others out there (still ignorant to the fact) who will, eventually, have many sleepless nights because of this.I was very new and ignorant to real estate rules, laws and regulations when I started.

However and mortgages or liens (except Federal ones) are wiped out as long as the county properly notified all of them that are recorded.A tax deed is still considered to have a cloud on the title until you do a Quiet Title action or buy Title Insurance yourself.I have never had one of my Tax Deeds overturned and I did have to go to court one time.

With that said, is there a particular tool anyone uses with all of the necessary costs (taxes, capital expenditures. etc.) to see the potential ROE I could get from a given property?

(New state legislature, ballot measures to overturn existing exemptions, and expanding local rent control with new fees all played a part in my decision to exit California.)

Not the end of the world if you leave a bit in there, but with this deal...it's a lot, relative to the ARV.Even though your cash flow is good and ROI is okay (I like to be a bit better), your Return on Equity (ROE) is only ~5%.

You may trickle a little cash each month since you have ~30% equity, but your Return on Equity (ROE) will probably be terrible.The problem is that anyone who can afford a $2900 in rent, can easily afford a $290k house, so your tenant pool is incredibly small.I say take your $90k in equity and put all or some of it towards a MFR that you can house hack.

Question: Should closing costs be included in property value (and subsequently in appreciation and ROE)?