As for price, I'm leaning toward going with the Zillow price; when my dad passed away in 2018 and I inherited the house, I paid a licensed auditor to given me a price on the house at that time (which I used for depreciation on the rental); the Zillow price was almost exactly the same, so I'm feeling like I can make the same assumption now... ??? 

The foundation repair company salespeople (and even owners, in some case) of structure companies are not engineers and though they may be right most of the time, there will be gaps in their assumptions.

I made the wrong assumption you purchased this late in 2020 as a new rental. 

Make sure you underwrite deals extremely conservatively & stress your assumptions to the extreme to see how far the economic outlook can deteriorate before your deal goes bad.Can the deal survive rents being flat even after completing your value-add biz plan?

I don't like to make assumptions about what is going on between two people, but there are a lot of MLOs and borrowers out there that try and fudge an application and call an investment property a second home.  10% down and 5% rate are lined up with Non-QM second home terms, not investment property terms. 

I would set expectations in writing regarding time frame of SOW, work schedule, draws, and anything pertinent that can be measured.Let's make the assumption it goes perfectly...

**The following analysis assumes that I move out and have all units being rented out.Denver, CO (Baker) TriplexList price: $620,000////////////////////////////////////////////////////////////////////INITIAL INVESTMENT: $129,780ANNUAL PRE-TAX CASH FLOW: $7,100CAP RATE: 5.13%CASH-ON-CASH RETURN: 5.47%IRR: 12.85% per year (30-year hold assumption, 3% increases in rents / expenses)////////////////////////////////////////////////////////////////////INCOME**Gross Rental Income UNIT 1 (1 BR / 1 BA): $1,150Gross Rental Income UNIT 2 (1 BR / 1 BA): $1,150Gross Rental Income UNIT 3 (2 BR / 1 BA): $1,600Vacancy (6%): $234TOTAL INCOME: $3,666EXPENSESProp tax: $517 ($6,204 annual)Insurance: $110Maintenance & Repairs (10%): $390TOTAL EXPENSES: $1,017NET OPERATING INCOME (NOI): $4,683DEBT SERVICELoan Payment: $2,058TOTAL DEBT SERVICE: $2,058MONTHLY CASH FLOW: $591.47////////////////////////////////////////////////////////////////////Am I missing anything for my analysis? 

For one, they list too many features making the assumption that you as the agent understand what they do.

Make sure you have the proper assumptions for rents and all expenses and reserves, so you have the proper inputs for the calculators.If you also want to know the COC%, do what Justing says - if it is for one month, multiply it by 12 (for the annual figure), and divide it by the total amount of money it took to purchase and renovate.

If it were me (and I am making a *lot* of assumptions about you, here) I would put down the minimum I could to get to cash flow neutral with renters.