If it is obvious then a good appraiser should see it and adjust comps accordingly. you could also use this as a reason to lower the sale price, but be careful, if you try to renegotiate the seller has the right to walk away at that point also.

The US offers amazing opportunities for real estate investing, although you have to be careful in some markets that are really hot right now. 

Only 1 emphatically said that they were like family that took care of each other and that's the one I went with.  

My mom and 70% of the neighbors still take care of their properties and take pride in the neighborhood.

And if not, that ALL deferred maintenance will be taken care of by either the seller before closing or providing cash or they buyer in the 6-18 months after purchase.Lenders on larger properties will require that that happens.So essentially, if you leave out CapEx on your valuation you have to assume the property is in perfect operational condition.

I could use this to pay my lender, and then I'll be able to refinance in about a year to take care of the credit debt.

Would be curious to see the revised calculator if you care to share. 

Howdy @Travis WhiteI did not see Property Management, utilities, lawn care, or other miscellaneous expenses.  

Treat your real estate like a business, take care of your properties and tenants, and protect your assets, just in case...These tenants just got awarded $1.6 million for a bed bug infestation that was not addressed promptly by the landlord: https://www.nytimes.com/2018/04/04/us/california-bedbug-lawsuit.html?

Be careful of the scarcity mindset agents who will ask for a monthly retainer to work with investors, "because writing a lot of low ball offers is time consuming with a small acceptance rate."