Also be aware that many mortgage products may not let you drop PMI anymore without yet another refinance or at least reworking (for a fee) the current mortgage. 

This same level of effort will show up in everything they do, and that can get expensive for you; whether that be in re-work or vacancy rate. 

My theory is when Americans first left the city for the suburbs, developers  simply reworked apartment floor plans into SFR's.   

Redguard and other waterproofing options, when used correctly, are only going to eliminate the need for future rework items down the road.

The whole flood insurance system is out of whack and needs to be reworked.

I would rework it to say Pets are not allowed without landlord pre-approval in writing.

Rework the numbers till you have 150 cf minimum. then make sure you are confident you can brrrr our after.

Would be pie in the sky, likely, to capture transactions for RE work on a platform as that'd be what was needed for historical (accurate) dataIf you're serious about developing something and have a good skill-set, I wouldn't rule out getting together on this. 

@Tyler McGillHey Tyler, yes there are a ton of exceptionally priced homes in St Louis that would require some rework or a total gut, but dependent upon its location (neighborHOOD) and how the market is doing around that area it might not be the best play.

Then after debt service (principle and interest - the "TI" of the PITI is taxes and insurance which is NOT debt service but operating expenses included in the 40% figure).I think you need to rework your numbers adding in all expenses to get your true average cash flow yearly.