Don't try to force a deal by making aggressive assumptions. 

Once you've done that, look at the deal & determine if its assumptions, the market, the business plan, and returns are in line with your goals.We've shifted from C class to B class assets.

Cash to assumption of existing debt.

Cash to assumption of existing debt.

My humble advice...forget doing spreadsheets of your debt and making fancy columns and the like...I hazard a guess you are not very good at that anyway (no offence just taking this assumption from your own post)Get yourself a good accountant asap.

This is a method that forms a template for all assumption and “subject to techniques”.

It hasn't burnt down yet and I'm about to receive my second rent check which is just over 2x the P&I on the whole place... for me, that's a success.Upsides to the deal: Healthy cash return (~15%) based on BP calculator and conservative assumptions, and the actual numbers are delivering well so far. 

When an agent shows you a house, even if there is no agreement signed, there is an assumption that a commission will be paid if you buy that house... in some cases this is an implied agreement.  

Are they giving you the pre approval with the assumption that you'll be selling your current home?

@Tyion Bridgeman,This may not be a good deal based on the info you've provided.Here is a quick math:Net rental income = $1.9M * 0.88 = $1.672M - assuming 12% economic lossExpenses at $4500/unit = $1.062MNOI = $1.672M - $1.062M = $610000Value at 8% cap = $7.625M - far cry from $9.4MYou may change the cap rate an expense assumptions to see if you arrive to a different valuationNick