@Rachel Finninger I think you are far too optimistic on this one. 

3.5% for a non-owner occupied property may be a bit optimistic.

It’s optimistic, but by the time you accomplish that, let’s hope most of this has blown over.

I see bad times ahead, and I am quite an optimistic fellow.Right now the government is pouring money on every squeaky wheel so we have a false sense of reality.

I have been optimistic of late with how constructive the manifestations have been here relative to the other areas of the country.

I can only speak to DC, but 90 days is optimistic, especially these days.

Many times, they do the most optimistic calculations and/or ignore the cost of your funds. 

I understand recently 70% refi LTV was difficult to obtain.My point is your #3 may be more optimistic than currently achievable. 

Utilities at $138 per month for both water and electric for 3 families could be optimistic as well, but again that takes digging into your local utility to know for sure, I wouldn't base a purchase decision off of just an estimate like that. 

Also I think your rent estimate is extremely optimistic currently the most expensive rental listing in Menifee is $2,745 and it has been listed for 2 months the second most expensive listing is $2,595.