I assume that the lender will accept my personal emergency fund as a factor towards the 6 month mortgage cash reserve?

Yes, the actual mortgage payment may be less than rent, but when you factor in all of the maintenance costs (and your time) involved with maintaining the home, the difference shrinks considerably.

If you need to convert a traditional IRA to a Roth IRA, you have to factor in the tax cost of getting there, as well as the opportunity cost of taking the capital you used to do the Roth conversion in the first place out of your investment capital.  

there are a ton of factors and cops ring with single family homes or duplexes is apples and oranges - would be happy to take a look though 

Second, with a 100+ year old property, you'd better factor it in, and 2% may even be light depending on the condition of the building at present.

The Roth Factor.

@Tom V.Thanks I will factor that in future investments. 

This can begin with an informal process where they will actually visit the property so they can complete a more accurate appraisal and often results in a reduction if there were issues with condition, functionality, or external factors they had not considered originally.

It could be the car loan (which I agree you should list) or other factors.  

I am interested in knowing how to factor in possible plumbing related issues.