Our culture does not do a good job with educating people about the costs and work involved in housing others (and popular images are of greedy landlord and goofy ones like Mr Ferley and such from 3's Company). 

There are several other things that I would address before doing this in your model (deal analyzer)

I did not take a time to completely analyze the deal but that should be done first.

I made a mistake and did not analyze properly.  

The quick way I have run the numbers is as follows: Max Monthly Income (4765.00) - 50% rule (2382.50) = 2382.50I would like to be able to cashflow a minimum of $1500 a month, so that would mean I would have to get my mortgage to: 2382-1500 = $882 a month, which seems impossible, so I'm curious what my options are, what others think of the deal, what other information you would like to know to help analyze this deal, and anything else you may want to offer.If it would be helpful, I can get the assessed property values and post them. 

I repainted my 2 rentals i recently sold with SW agreeable grey, i had never used this color before, but when i was at the paint store i asked what was the most popular color right now and he said agreeable grey was about 70% of his business for house flippers he serves and he had great feedback from the flippers on it, so i gave it a go and it turned out pretty amazing with a bright white trim color and heritage red for the doors..

Lower tax rates, good schools, clean popular family friendly neighborhoods.

Is there a simple and effective way to analyze a property, or is calculating the cap rate, 1% rule, 50% rule etc, cash on cash, NOI, all necessary?

I'm a Licensed Realtor in the Los Angeles region who analyzes and extracts Bulk data from MLS and private listings to determine the best Cash Flow, Rehab, and high ROI properties currently on the market.Looking to create a team of like-minded people interested in sharing the knowledge, experience, and wealth that Real Estate Investing offers. 

I'm also from North Spokane, also analyzing, and would love to connect and share thoughts.Cheers,Alice