Then subtract the negatively leveraged cash flows from the non-leveraged cashflows, and you'll see how much cash flow your extra $2M needs to throw off in order to have as good returns as the non-leveraged total investment.I'll wait while you do that...Done?

Call it $5710.Subtract annual mortgage interest deduction and annual property tax write-off multiplied by the formula a CPA gave me that includes their top state and federal marginal tax bracket, divided by 12, from it, note that I'm not a CPA confirm with your CPA.

If we add the capital gains tax cost (subtracting 15% of whatever was gained during that 5 year period), we would actually need to have an average return of 19.75% to achieve the same results. 

The worst thing that would happen is you would keep negative cash flowing...which adds up, and subtracts. 

What is the cost of just new carpet pro-rated for life of old carpet, and subtracting normal wear and tear to boot?

Subtracting the additional $30k I put in when it had negative cashflow, that's still $11,500/mo. 

The CF that you receive from the rent is your money.I have a scenario for you to run:  1 - Take the CF you are going to use to pay down the debt and add up all the payments over the years you make those payments until the loan is paid off.2 - Add that number to the down payment you would make.3 - That's what you paid for the property.4 - Now, take your new CF for a year without debt.5 - Divide the your total cost (see Step #3) by the number from Step #4.6 - That's how long it will take to break even...and how long it takes before you start to make a profit.7 - Take the total Cash Flow for a year with debt8 - Now, Take your DP (Step #2), and divide that number by the number you got in Step #7.9 - That's how long it will take you to break even without making the extra payments to pay off the debt....and, when you start making a profit.10 - Subtract the number of years to break even with debt (Step #9) from the number of years to break even without debt (Step #6)11 - Multiply the number you got in Step #10 by the CF/year with debt from Step #7.12 - That's how much profit you make by not paying off the debt while the option to payoff the debt is still waiting to break even.13 - Multiply the CF/Year from the option of paying off the debt x the number of years remaining to payoff the debt.14 - This is the profit you would have made by paying off the debt over the same period of time it would have taken to pay off the debt without making any extra payments.15 - Multiply the CF/Year from the option of NOT paying off the debt by the remaining years for the debt...and add that number to the profit made in step #12.16 - This is the total profit you would have made by not paying down the debt.17 - Compare the two.18 - Take the CF/Year you are making with debt, and invest it in another CF property.19 - Add the CF/Year from the new property (Step #18), multiply it by the number of years from the purchase of this new property to the end of the debt on the original property, and add that to the number you got in Step #16.20 - That is the total CF you would have made by not using the CF to paydown the debt on the original property, and instead invested in a 2nd property.21 - How many new properties could you buy from the CF, that would increase your total CF/year, and thus the total CF over the course of the term/years of the original property?

Basically what you are left with after adding back all these items is the gross rent less any deducted expenses, and then the PITI and HOA dues are subtracted to come up with a net monthly net income figure to use to qualify.

To calculate effective rent, subtract the HOA fee from rent and then add back the value of the things that it covers for the property owner, like siding, windows, roof etc.

Because after I subtract everything my offer is typically 50-60% which obviously isn’t the most enticing.