They are a fraction of the price of those who advertise online.

Or find a property that is under-utilized or has below market rents.Otherwise, you could also do the OPPOSITE of the great advice from @Jonathan Greene and buy a property with multi-bed units or live in the larger unit and rent out the smaller unit - while getting a roommate(s).

Check out File Place: https://www.biggerpockets.com/...The link is located in the footer of every page on the left side.

@Nicholas DillonRentometer can give you a rangeZillow also can give a rangeThe best source would be to call a loc a property manager or realtor and have them also give you a range as at end of day they will have most recent and updated numbers and have a better feel for where the market is at

I would go middle of the road on efficiency if the tenants pay heat. 

I would also love a copy of the spreadsheet.

With 65 units under management it is a no brainer as the amount of time to price each unit daily would be a full time job. 

To add to your excellent points, it’s also important to consider the tax implications of a 401k loan.

Don’t forget to plan for the future, maintain a healthy work-life balance, and celebrate small wins along the way—it’s all part of the journey!

Sticking with the theory of making thins simple and fool proof......any one have thoughts or suggestions