Or offer more - perhaps as much as 100K.I am sick with this mortgage company because of several issues ive had with this transaction and if I could cut them right out of the equation, I'd love to.

I’d love a tool that used equations to quickly add up analysis across multiple markets.- What sites do you use to pull macro data from?

The supply demand equation is just shifted too far to the demand side and it will take years to re balance that.

You could equate it to if you hired a landscaper to mow the lawn and they broke it their insurance would cover it not you.

House will rent for 1550Scenario 1: Pull 85% out, This would leave me with $8,700 cash in my pocket - Mortgage +T+I+HOA = $1,276.Scenario 2: Pull 80% out, I am left with $506 in my pocket - mortgage of $1,223The house is on the newer side so repairs should be moderate, and I plan to property manage it myself for now, but will build that into the equations since i want to eventually get out of Property management.  

I have thought about a 1031, it's not out of the equation. 

Keep in mind 20k in equity doesn’t equate to 20k in your pocket if you go through a realtor, however.  

Even if they only pay 3% for both the seller and buyer agent to have the property for sale that would have equate to $12,750 ($425,000*3%).

Actually, it was my wife who initiated the idea to invest in rental properties and her impoverished childhood keeps us anchored on the conservative lower risk side of the equation, which is OK for me. 

Use the BP calculator to run the rest of the equation, so we can deal in facts here.