And those are the types of houses that are extremely difficult to get the discounts most investors need to make the numbers work.So, for me, I think those are the issues I'm seeing with your proposed model and possibly why you're seeing the cash flow numbers not looking so good. 1) You're looking for stuff too new and too nice that you won't be able to get the discounts most investors need.2) Without the discounts, it makes it really tough to cash flow right.What I would say is you either need to adjust your model or get creative in finding the discounts.

The (+/-10%) is an adjustment for the condition of the property.

Most problem solving is not reflected in the cap rate but are accounted for with below the line adjustments. 

I'm sure the appraiser adjusted the comps for the differences in size, etc.  

If there are any other adjustment those may make the difference.Yes, if it closes in 2016 you will look at that calendar year's income to be reported on the tax return.

Like most people in LA, you will probably need to commute to get the type of house you're looking for or adjust your expectations.  

This is adjusted to account for depreciation on the property each year.  

I continue to forecast my expected returns in the same model (making adjustments for future expectations as needed) so I can see my revised 10yr metrics which now include my actual figures for years I've owned the property and revised forecasted figures for future years.

Thank you Matthew for the advice.As I am new to the site I have to adjust to how this site works so forgive me for not narrowing down exactly what I am interested in. 

Hello,I have a question about adjusting the price for a rental property.