When calculating cap, and other deal analysis criteria, none of them talks about how to assess the property in terms of its appreciation based on structural quality such as brick exterior versus vinyl.

I don't think you can do a high end kitchen for that price.

Literally.At the market/economic level, this policy is highly problematic in 2 major ways, both of which are inflationary.

My areas of expertise are PML/HML  Foreclosure Tax sale ( not tax certs) and sub to wrap creative finance and development these are all things I do for my day job.. like my project in Oregon currently  www.ivyridgeestatecanby.com 90 homes 700 to 1 mil each takes some expertise to buy develop get construction loans market sell and deliver these high quality homes..

Investing in Out-of-State Properties: Given the high property prices in Manhattan, I'm also exploring opportunities in other states. 

My doctor tells me that I have high cholesterol, clogged arteries, that I am overweight, and I need a bunch of expensive tests.

Ultimately, I thought perhaps folks may have worked with a specific attorney that specializes in this sort of scenario, much like many of us share referrals for professionals that support the highly specialized needs of investors.

I used to have a 6/2 on Ohio State university campus north of downtown columbus and I got 1600 a weekend and netted 2500 a month probably. a lot of days were vacant but we did really well all the time for huge groups which is a nice I still recommend and there's not a lot. we just sold a new build for a medium term rental in newark close to intel. there's demand for high quality, well furnished places. 

That being said, I am getting inspections of all major systems to ensure quality as this will be a hold for me (I would do it anyway, my name is on it).

Your numbers and your realtor's numbers are obviously more hopeful than realistic based on the evidence.You are either buying in too high or spending too much on reno.