I am planning on attending my first sjrei meeting soon as well, maybe we will bump into each other!

Once one of you is a civilian with income high enough to make it relevant (that statement I just made is PROBABLY true, for MOST people), you can actually smoosh whatever remaining VA entitlement is remaining between the two of you in order to bump up what you'd normally be able to get with a VA loan, in terms of purchase price, without putting anything down.

Bumping.

Market rents would bump this up to $5250.  

I am hoping to streamline it some day so I can have my spreadsheet in the truck with me, and simply bump budgets up and down as I sit out front and be able to make an offer while I am viewing.

I see two scenarios here either my realtor is trying to help me get the house or she is trying to bump up the price.Should I find a new realtor?

Bump rents a bit and see if one of them bails.

For a commercial project add the cost of steel (which is up as well), the cost of a fire suppression system, then factoring the Hurricane Harvey bump; development costs are already up and will continue to rise significantly.  

I would bump my assessment up to 85-95% of the sale price and calculate accordingly. 

Know your comps, and know your ARV, don't assume you can bump it.