What I’m attempting to show is that someone utilizing the 2% rule 5-8 years ago they could now get the same return utilizing a new .6% rule (2% - 1.4%) assuming all other factors were the identical.

How would should I factor in CapEx for my condo knowing that some big expenses such as the roof is taken care of by the HOA?

There is no way to attribute the increase in value to any particular factor.  

Condition, location and maintenance needs are very important.One tenant factor you may run into is the affordability of c/a. 

Factoring this in, would it still be a good move to buy an apt as opposed to renting?

Factoring this in, would it still be a good move to buy an apt as opposed to renting?

Do you just gross up rents to 100% occupied and include a 10-20% vacancy factor...or do you give a dollar value to that unit?

One thing you're going to need to factor in is income tax on all of your profit.

The banks would factor in the pre existing income from the remaining 3 tenants into the size of the loan you would have to carry in order to take ownership of this 4 plex. 

2) Do factor in the same % for vacancy, maintenance, etc. as you would a SFH?