Start filling in different scenarios and see the different returns on your assumptions. 

If this assumption is correct, then do 15.  

Build a 3-ring binder with assumptions going in on a page or two. 

That's a good thing but a bit of an assumption on the future.

One more assumption or hope is that it would help to build a brand more effectively.

Additional assumptions...5% vacancy5% maintenance5% capital expense reserve0% PMAll cash, no mortgage.That has you cash flowing about $800/mo, with a Cash on Cash return of almost 12% and a cap rate of 12%/19% (pro forma/purchase).You would be into the property for about $81k, with ~$40k in equity (assuming the ARV is around $120k). 

However, when you get to Little Rock, my assumption is it makes a transition to the softer Delta region soil and clay caused by the Mississippi.

Using very basic assumptions, your buyer would need to purchase the property for this price.

In our practice, we like to work with our tenants to make the inevitable increase as painless as possible, particularly for those tenants who live close enough to the edge they could not re-adjust the lives to swallow the entire increase in one serving.I'm making a lot of assumptions about the location an desirability of the OP's unit.  

Yes,  All of your assumptions take place.  1.