I have totally given up on Quickbooks though it remains the best accounting software for the non CPA type 

Bought a triplex in 2011 with all cash in my retirement account.

What about Debit Cards attached to a checking account?

Now that we are 10 days from closing, I am talking to loan officer to get the Closing Disclosure so that I can know the exact cash to close (I need to move money from brokerage to bank account) and he is mentioning about 2% IPC limit. 

Thank Account Closed! 

Then you need to account for soft expenses like Vacancy/turnover, maintenance, and capital expenses.

How have they accounted for reserves / contingency when things don't go as planned. 

Since I cant account for what their money cost,I have found that is the biggest flaw.

Comps do not lie, if she pulled similar ones then that's what it is but if the agent did not take into account the bedroom and lot size that would change the value.

Class D risks > Class C > Class B > Class A, but how many investors even know what those risks are, let alone know how to account for them in their ROI calculations?