Wait for time to work it’s magic and eventually the house will appreciate and rent will go up.

Interest is 8.75 percent amortized over 30 years.Simple Cash on Cash Return = Rent ($72,000) - Expenses (Taxes $10,000) - Mortgage Payments (70,800) / Initial Investment (250,000) = - 3.5%So we're cashflow negative on the property at this point, never good because you need to go into your own pocket each month to cover the difference between the rent coming in and the mortgage payment, but let's start adding in the other factors:Now here is the MAGIC. 

I am learning daily in this business and plan on scaling my business until I hit my magic number.

You're relying on a local government to be reporting all the same date somewhere and this website is magically compiling it all...

Alas, real estate investing is not magic.  

I too have a 'magic' number of (40) doors based upon $300 per door. 

65% ARV seems to be what I remember as a magic threshold for most investors.I realize my question is highly subjective and vague, but I figure it's at least a good starting point for conversation.

So, even if we pretend that we can somehow magically determine the cap rate, all that would tell you is what the losers paid for their property.

I am not saying mine is anything magical and i am sure it can be improved upon.Hall BathRemove existing flooring and replace with tile & grout to be chosen by companyRemoved existing wall tiles around tub, repair/replace any moisture resistant wall board, retile walls with design and tile chosen by company.

I don't have a magic number.