My guess is OP took rent amount, subtracted PITI, and determined that is $400.I would love to be proven wrong however. 

Going to speak to a couple more co-op banks tomorrow and see if I can get someone to pick up the entire remaining loan amount; otherwise 5% amortized over 15 for an investment property isn't terrible financing.  

Then assuming a 30k roof that you save up for 60 months on, you'll get about $60/month in profit.Here are the numbers as I see them at asking:Closing Costs: $14kDown Payment: 30% (standard commercial)Mortgage Rate 5.50%Length of Mortgage in years 30Monthly Mortgage payment $2,503.95 Taxes $1,458.33 Sewer and Water $169.17 Trash $- Heat/Utilities $88.00 HOA $- Cap Ex and Ops $1,333.00 (this is your 10k number plus $500/month to save for the roof)Insurance $250.00 Mgmt Fee $654.93 (include this number even if you intend to self manage because someday you won't want to do it any more)Vacancy $530.50 Total Expenses $6,987.88Total Revenue $6,549.33 Cashflow/month $(438.55)Cash on Cash Return -2.59%I'd need to get this place to $244,700 to meet my ROI number alone.  

However, the OP is having an issue with an Appraiser who is not going to except these methods and needs to see them operational

If OP has to choose already between paying off CC or paying down on a house, its obvious they cant afford a large loss like 9100 easily. 

There's no reason he should pay off a 3% loan when he has better alternatives.To the OP, you and everyone else agree that the credit card has to go.  

Hard money only really make sense for a short term strategy like a flip.Suppose it's possible the OP is just using hard money for a down payment on a conventional/portfolio/seller loan.

Do this while making a plan with her smart relatives.Imagine you have thought of this...The Jeff of the OP might not be set up to do loans in the state of NY - he is out of CA state.

I did exactly as I stated in the post above.Unfortunately, that doesn't solve the dilemma of the OP, since the OP ahead of time had not known better to do as I have advised here.

So in this case, in order to get the OP's loan of 15%, it includes 4%.