You should include Property Management even if you are self managing.You need to analyze the deal as if you are not living there to ensure it will cash flow when you move out. 

I've also seen some ordinances out here in Inland Empire where you need to ensure your grass/lawn is kept in order, so some landlords would actually pay to maintain that on behalf of the tenant.

The best way to ensure correct filing is to have accurate bookkeeping and records.

Using his advice to start and then applying my market data to these deals I seem to be seeing relatively high COCROI (+12%) on all deals analyzed. 

@Charlie MacPherson I really appreciate your data, thanks so much for sharing.

Check data from websites like AirDNA and Everbooked and you'll get a good feel for what kind of revenue your property can generate. 

It will record the temp at your programmed interval, then you can plug it into your PC and download the data as a graph.https://www.amazon.com/dp/B01E9TXCCA/

The important thing is to learn what went wrong and use that knowledge to ensure a bright future.

Below are two charts, a general real estate cycle chart (from eric fernwood), which a normal real estate cycle goes through. The other is Case Shiller index top 20 largest metros (home appreciation) for past 30 years ...

.-0.35-2.87Realtor.com’s model-based forecast uses data on the housing market and overall economy to estimate values for these variables for the year ahead.