I suggest you keep your calculate your purchases using a LTR formula. 

Refi later, self manage from the other side, you can optimize it for short term rental from Sxsw through Formula 1 through the summer, flip it over to a mid term rental through the holidays until spring break.

Answer: because the ratio of purchase price to rent income is very different in San Diego.The math formula hasn't changed.

I've learned it is best to learn the formulas and make your own custom spreadhseet.

Does anyone have an excel spreadsheet with formulas that calculate federal capital gains tax based on assumptions for capital gains AND income?

What is the typical TI ($/SF/Yr or other formula) for new tenants on rollover? 

Probably not any majic formula, but you never know. 

I wouldn't trust anyone who claims with confidence that they know how such things will play out ... beware of geeks bearing formulas :)I myself try to invest countercyclically ... when the market tanks I lever up aggressively and go for growth, and when it is hot I deleverage and transition from growth to safety mode.

As long as everything works out perfectly of course.I will definitely do an exit strategy analysis and the mechanical and appliance formula seems like a great idea as well. 

As for finding deals, there's no magic formula.