Second only to fixed costs of operation which disproportionately impact the lower cost properties often leased to subsidized tenants (also rarely represented correctly on spreadsheets pre-purchase).

Of course, it always depends on what your purchase price is and Dayton does have cheap homes! 

In the next 2 years, I'll be looking to purchase a MFR to househack. with the idea of reinvesting all of the cashflow to help scale.

The substitute of collateral was more of a scenario where you sold for $155K, and instead of paying off the $88K loan in your scenario, those funds stayed at the title company and were used on a cash purchase happening nearby in date. 

I have individual spreadsheets for each property that I used in my initial analysis for purchasing the asset of course, but I'd love to see everything all together now with real-time numbers.Where can I find something like this?

But unless you get a value-add property, purchasing real estate really doesn't make much sense in this environment?

If your mother does not want to carry the note long term, there are GSE renovation loans that can be used for both purchase, rehab, and permanent financing all in one loan.

These estimated costs should then be reconciled back to actual costs or the purchase price.Have you had a cost segregation study performed?

With fewer buyers in the market due to high rates, investors who move now have leverage to negotiate on purchase price, seller credits, and even off-market deals.The biggest mistake investors can make right now is waiting for perfect conditions.

The buyer ended up buying and reconverting to a single family, and doubled his purchase price.Yeah, that's actually a really good and in-the-now viable strategy.