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.  

I have this dream, A dream of being free from living paycheck to paycheck, working for other people in the sense of "No matter how many promotions I get, I'm still NEVER going to OWN the company I am working for.I am happily married to the woman of my dreams, and we have 3 beautiful children and a comfortable lifestyle.

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.

Lifestyles Unlimited is controversial here at BP, but one thing they clearly don't get enough credit for is issuing deal sponsor guidelines that are fair to all parties.You have no track record, and are justifying taking equity based on pro formas that may or may not be realized.  

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.