Will depend on several factors like the type of property, type of tenants, your risk tolerance, other assets you own, your estate planning, laws where the property is located, etc.

Virginia changed the code to include in the definition of brokering real estate to include using a contract assignment.

Additional costnot included will be the incurred costs of city inspections, permits andunforeseen code additions""Any change orders will be authorized before work is performedAdditional Bill for Permits, Engineering and Code supplement will bepayable upon approval and payment (documentation provided)."

I complied a few different points from different sources, including our Director of Investment Services thoughts and opinions.

Proper covered every little thing including the lost booking amount. 

Purchase price: $190,000 Cash invested: $25,000 Bought this property using HML, total cash in is actually $87,000 including the down payment and lender fees.

Besides LTV what other factors are considered?

As pointed out above, I don't thing that you are including all of the expenses.

I factored in property management when I did my calculations.

I've seen conflicting information on when/whether these costs are deductible — most, including Pub. 536, seem to apply to the *purchase* of a rental property, and resources that deal with sales have focused heavily on either straight-up sales with capital gains taxes or on 1031 exchanges with deferred gains.